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Richard Danks PEApril 12 2017
facilitiesprohotmailcom440-391-0178
1
Awareness of basic facilities maintenance concepts and program development
Ability to differentiate between maintenance and operations
Awareness of energy saving opportunities
Ability to plan and run an operations review
Awareness of value of utility data
Awareness of operations best practices
2
830am Logistics and Introductions
845am Facilities Maintenance Overview amp Costs
1000am Break ndash 15min
1015am Structure amp Content of a Maintenance Standard
12noon Lunch
1245pm Facilities Operations amp Energy Saving
200pm Break
215pm Conducting an Operations Review
330pm Learning Assessment and Feedback Forms
3
Requirements defined by responding when something breaks down
Supported by some form of record keeping
Implementation Day-to-day primarily reactive Scheduled major overhauls
4
Two kinds of maintenance Planned Unplanned
Goals Minimize unplanned maintenance Maximize wrench time Enable reaching energy targets
Growing interest in life cycle costs
5
Definition Recurring day-to-day tasks to preserve
asset condition amp function
Preventive or Time-based maintenance Scheduled tasks performed regardless
Predictive or Condition-based maintenance Inspectionassessment of asset amp maintain
as required Analysis based 6
6
Repair or Corrective maintenance Restoration of asset function after a
failure
Run to Failure Assets are inspected Replaced upon failure Cost amp criticality factors determine
status
7
8
9
Acq Renewal Revitalization amp Disposal - 5-30
Planning Design amp Construction 5-
15
Operation amp Maintenance
60 - 85
Source ldquoCost predictions of facilitiesrdquo Journal of Management in Engineering 13(1)52-61 Christian
J and A Pandeya 1997
Life-cycle basis Operating amp maintaining among largest overhead expenses
Competing Prioritieso Maintenance costs vs energy costso Asset longevityo Energy efficiency vs thermal comfort vs Indoor
air quality vs productivity
Suffering ldquosnicker factorrdquoo Explaining simultaneous heatingcooling
bull Window AC units running in winter
10
11
Benefits24
Technology13
Rent6
OampM2
Salaries54
Churn1
Source Carnegie Mellon University 1999 Center for Building Performance and Diagnostics
Impact on Productivity
Actions taken to enhance worker productivity have huge payback potential
Typical costs for leased space
Airline industry needed comprehensive defined program Increased asset complexity - jets Scheduled overhaul too costly
Reactive Maintenance not effective Plan the work and work the plan
Costbenefit of planned work migrates to facilities Preventive Maintenance programs
12
ASHRAE Standard 180 ANSIASHRAEACCA Standard 180-2008 Standard
Practice for Inspection and Maintenance of Commercial Building HVAC Systems
Scope Energy Efficiency Thermal Comfort Indoor Air Quality
Address inconsistency of practices
13
bull First ASHRAE Standard placing compliance responsibility on facility owners
bull Requirements for minimum HVAC inspection amp maintenance program
bull Supports exceeding minimum
bull Benchmarking
bull Aligns service providers amp owners
14
bull Owner-friendly outcomesbull Less disruption due to planned workbull Contractorowner alignment bull Encourages program optimization
bull Development to smart buyerbull Defines key program elements bull Identifies representative frequency
and task activitybull Aligns expectations with outcomes
15
Section 1 Purpose
Section 2 Scope
Section 3 Definitions
Section 4 Implementation
Section 5 Required Tasks
16
Section 4 Implementation requirements Minimum program elements Defines Responsible Party
Defines Maintenance Program
Requires authorization and implementation
Program review and revision
17
What is a maintenance program
Maintenance program elements Asset inventory Maintenance Plan Program outcome objectives Condition indicators for equipment Inspectionmaintenance tasks Task frequency Documentation Authorization to execute Initial and final Review and revision
18
Asset inventory List of items inspected and maintained Includes identification location capacity Can sort by device unit andor system Data base includes maintenancerepair
data Start simple and update later (pilot program)
19
Maintenance Plan Defines level of effort to meet requirements
Planning organizing and control for the work within resource limits Includes What to do How often Defines success factors Expected results
20
Objectives for maintenance work Resultscondition state for assets Desired physical condition Desired performance (output) Desired operating characteristics Expected energy efficiency thermal comfort
and indoor air quality performance Up time Frequency of repair Visual appearance and integrity
21
Program outcome objectives Established for maintenance program
Examples of program metrics Backlog Ratio unplanned to total maintenance Ratio maintenance budget to plant
current replacement value Mean time between repairs
22
About defining objectives
Established by the responsible party and the implementing party
Measurement of objective Must be observable indicators
Are the basis for evaluating or inspecting elements of a system
23
Condition Indicators Descriptions and measures Physical characteristics Equipment delivery performance
Compared to agreed upon standard for assessment New condition Other Examples Amounttype of rust indicates physical
characteristic Surface or rust through Air flow rate indicates performance characteristic
24
Condition Indicators Actual compared to desired outcomes
Measure the effectiveness of the systems and equipment condition and performance
Effectiveness of the maintenance program
Note A significant aspect of inspection is to monitor and track degradation of condition and performance
25
Desired Physical Condition Inflation 30 psig
Desired Performance Life = 30000 miles
Frequency of Repair One flat per year
Program One inspectionadjustment per month
26
Tire example actual measurements Pressure = 25 psig Tread depth = 232rdquo 27000 miles
Question What action is appropriate
27
Define the Work Inspection and maintenance actions Required to preserve equipment its
designated purpose over an intended service life
A task Well-defined unit of work Described by sequence of instructions
28
0 01 02 03 04 05 06 07
No outside air intake at unit
Simultaneous heating and cooling
Fans run during unoccupied period
Cycling fans during occupied period
Low airflow
Refrigerant charge
Economizers
Problem Frequency Source New Buildings Institute - PIER
2929
0
01
02
03
04
05
06
07
No outside air intake at
unit
Simultaneous heating
and cooling
Fans run during
unoccupied period
Cycling fans during
occupied period
Low air
flow
Refrigerant charge
Economizers
Problem Frequency
Example maintenance tasks Cleaning calibration data collection visual inspectionobservation measurement lubrication
30
Air handling unit Change filters Adjust belt tension amp alignment Lubricate bearings Clean heat transfer coils Equipment manufacturerrsquos recommendations
At least during the warranty period
3131
Verify Proper Operation Control set points Calibration Shaft and sheave alignment Current draw or hot spots Damper actuators traverse properly Correct flow (water air etc) Approach temperatures Proper valves openclosed
32
bull Calibrationbull Critical control
sensors should be calibrated more frequently
bull Incorrectly placed
bull Failedbull Freeze Protection is
critical
33
Alarms and Limit Switches Verify alarm sensors amp shut off
devices function properly Donrsquot wait for an incident to learn status Test under actual conditions Boiler Example Test when relief valve lifts Test when low water alarms amp cut outs
engage Fire alarms
34
Define how often to execute work Task Frequency Interval for task execution
Example CalendarTime Weekly monthly quarterly or annually Usage (ldquorun timerdquo) System condition
35
Irsquove never done this before Where do I start
Maintenance Manuals Recommendations from Manufacturer
ASHRAE Standard 180 Equipment Tables
Other references FEMP ndash Federal Energy Management Program SMRP ndash Society of Maintenance amp Repair Professionals AFE - Association of Facility Engineers Search the Web Stanford University web site
36
Documentation Record (written or electronic) Inspection results Maintenance results Dates the work was performed Changes to tasks and reasons for change Deferred tasks
Review and compare to previous results Explain reason for changing task frequency
37
Authorization and Execution Requires the work be performed
Authorized by supervision Written form usually a work order Planned tasks Other situations requiring maintenance
Verbal instructions eg ldquotrouble callsrdquo Documentation to follow
Executed per maintenance plan
38
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
| Benefits | Technology | Rent | OampM | Churn | Salaries | ||||||
| 24 | 13 | 6 | 2 | 1 | 54 |
| Benefits | |
| Technology | |
| Rent | |
| OampM | |
| Churn | |
| Salaries |
Awareness of basic facilities maintenance concepts and program development
Ability to differentiate between maintenance and operations
Awareness of energy saving opportunities
Ability to plan and run an operations review
Awareness of value of utility data
Awareness of operations best practices
2
830am Logistics and Introductions
845am Facilities Maintenance Overview amp Costs
1000am Break ndash 15min
1015am Structure amp Content of a Maintenance Standard
12noon Lunch
1245pm Facilities Operations amp Energy Saving
200pm Break
215pm Conducting an Operations Review
330pm Learning Assessment and Feedback Forms
3
Requirements defined by responding when something breaks down
Supported by some form of record keeping
Implementation Day-to-day primarily reactive Scheduled major overhauls
4
Two kinds of maintenance Planned Unplanned
Goals Minimize unplanned maintenance Maximize wrench time Enable reaching energy targets
Growing interest in life cycle costs
5
Definition Recurring day-to-day tasks to preserve
asset condition amp function
Preventive or Time-based maintenance Scheduled tasks performed regardless
Predictive or Condition-based maintenance Inspectionassessment of asset amp maintain
as required Analysis based 6
6
Repair or Corrective maintenance Restoration of asset function after a
failure
Run to Failure Assets are inspected Replaced upon failure Cost amp criticality factors determine
status
7
8
9
Acq Renewal Revitalization amp Disposal - 5-30
Planning Design amp Construction 5-
15
Operation amp Maintenance
60 - 85
Source ldquoCost predictions of facilitiesrdquo Journal of Management in Engineering 13(1)52-61 Christian
J and A Pandeya 1997
Life-cycle basis Operating amp maintaining among largest overhead expenses
Competing Prioritieso Maintenance costs vs energy costso Asset longevityo Energy efficiency vs thermal comfort vs Indoor
air quality vs productivity
Suffering ldquosnicker factorrdquoo Explaining simultaneous heatingcooling
bull Window AC units running in winter
10
11
Benefits24
Technology13
Rent6
OampM2
Salaries54
Churn1
Source Carnegie Mellon University 1999 Center for Building Performance and Diagnostics
Impact on Productivity
Actions taken to enhance worker productivity have huge payback potential
Typical costs for leased space
Airline industry needed comprehensive defined program Increased asset complexity - jets Scheduled overhaul too costly
Reactive Maintenance not effective Plan the work and work the plan
Costbenefit of planned work migrates to facilities Preventive Maintenance programs
12
ASHRAE Standard 180 ANSIASHRAEACCA Standard 180-2008 Standard
Practice for Inspection and Maintenance of Commercial Building HVAC Systems
Scope Energy Efficiency Thermal Comfort Indoor Air Quality
Address inconsistency of practices
13
bull First ASHRAE Standard placing compliance responsibility on facility owners
bull Requirements for minimum HVAC inspection amp maintenance program
bull Supports exceeding minimum
bull Benchmarking
bull Aligns service providers amp owners
14
bull Owner-friendly outcomesbull Less disruption due to planned workbull Contractorowner alignment bull Encourages program optimization
bull Development to smart buyerbull Defines key program elements bull Identifies representative frequency
and task activitybull Aligns expectations with outcomes
15
Section 1 Purpose
Section 2 Scope
Section 3 Definitions
Section 4 Implementation
Section 5 Required Tasks
16
Section 4 Implementation requirements Minimum program elements Defines Responsible Party
Defines Maintenance Program
Requires authorization and implementation
Program review and revision
17
What is a maintenance program
Maintenance program elements Asset inventory Maintenance Plan Program outcome objectives Condition indicators for equipment Inspectionmaintenance tasks Task frequency Documentation Authorization to execute Initial and final Review and revision
18
Asset inventory List of items inspected and maintained Includes identification location capacity Can sort by device unit andor system Data base includes maintenancerepair
data Start simple and update later (pilot program)
19
Maintenance Plan Defines level of effort to meet requirements
Planning organizing and control for the work within resource limits Includes What to do How often Defines success factors Expected results
20
Objectives for maintenance work Resultscondition state for assets Desired physical condition Desired performance (output) Desired operating characteristics Expected energy efficiency thermal comfort
and indoor air quality performance Up time Frequency of repair Visual appearance and integrity
21
Program outcome objectives Established for maintenance program
Examples of program metrics Backlog Ratio unplanned to total maintenance Ratio maintenance budget to plant
current replacement value Mean time between repairs
22
About defining objectives
Established by the responsible party and the implementing party
Measurement of objective Must be observable indicators
Are the basis for evaluating or inspecting elements of a system
23
Condition Indicators Descriptions and measures Physical characteristics Equipment delivery performance
Compared to agreed upon standard for assessment New condition Other Examples Amounttype of rust indicates physical
characteristic Surface or rust through Air flow rate indicates performance characteristic
24
Condition Indicators Actual compared to desired outcomes
Measure the effectiveness of the systems and equipment condition and performance
Effectiveness of the maintenance program
Note A significant aspect of inspection is to monitor and track degradation of condition and performance
25
Desired Physical Condition Inflation 30 psig
Desired Performance Life = 30000 miles
Frequency of Repair One flat per year
Program One inspectionadjustment per month
26
Tire example actual measurements Pressure = 25 psig Tread depth = 232rdquo 27000 miles
Question What action is appropriate
27
Define the Work Inspection and maintenance actions Required to preserve equipment its
designated purpose over an intended service life
A task Well-defined unit of work Described by sequence of instructions
28
0 01 02 03 04 05 06 07
No outside air intake at unit
Simultaneous heating and cooling
Fans run during unoccupied period
Cycling fans during occupied period
Low airflow
Refrigerant charge
Economizers
Problem Frequency Source New Buildings Institute - PIER
2929
0
01
02
03
04
05
06
07
No outside air intake at
unit
Simultaneous heating
and cooling
Fans run during
unoccupied period
Cycling fans during
occupied period
Low air
flow
Refrigerant charge
Economizers
Problem Frequency
Example maintenance tasks Cleaning calibration data collection visual inspectionobservation measurement lubrication
30
Air handling unit Change filters Adjust belt tension amp alignment Lubricate bearings Clean heat transfer coils Equipment manufacturerrsquos recommendations
At least during the warranty period
3131
Verify Proper Operation Control set points Calibration Shaft and sheave alignment Current draw or hot spots Damper actuators traverse properly Correct flow (water air etc) Approach temperatures Proper valves openclosed
32
bull Calibrationbull Critical control
sensors should be calibrated more frequently
bull Incorrectly placed
bull Failedbull Freeze Protection is
critical
33
Alarms and Limit Switches Verify alarm sensors amp shut off
devices function properly Donrsquot wait for an incident to learn status Test under actual conditions Boiler Example Test when relief valve lifts Test when low water alarms amp cut outs
engage Fire alarms
34
Define how often to execute work Task Frequency Interval for task execution
Example CalendarTime Weekly monthly quarterly or annually Usage (ldquorun timerdquo) System condition
35
Irsquove never done this before Where do I start
Maintenance Manuals Recommendations from Manufacturer
ASHRAE Standard 180 Equipment Tables
Other references FEMP ndash Federal Energy Management Program SMRP ndash Society of Maintenance amp Repair Professionals AFE - Association of Facility Engineers Search the Web Stanford University web site
36
Documentation Record (written or electronic) Inspection results Maintenance results Dates the work was performed Changes to tasks and reasons for change Deferred tasks
Review and compare to previous results Explain reason for changing task frequency
37
Authorization and Execution Requires the work be performed
Authorized by supervision Written form usually a work order Planned tasks Other situations requiring maintenance
Verbal instructions eg ldquotrouble callsrdquo Documentation to follow
Executed per maintenance plan
38
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
| Benefits | Technology | Rent | OampM | Churn | Salaries | ||||||
| 24 | 13 | 6 | 2 | 1 | 54 |
| Benefits | |
| Technology | |
| Rent | |
| OampM | |
| Churn | |
| Salaries |
830am Logistics and Introductions
845am Facilities Maintenance Overview amp Costs
1000am Break ndash 15min
1015am Structure amp Content of a Maintenance Standard
12noon Lunch
1245pm Facilities Operations amp Energy Saving
200pm Break
215pm Conducting an Operations Review
330pm Learning Assessment and Feedback Forms
3
Requirements defined by responding when something breaks down
Supported by some form of record keeping
Implementation Day-to-day primarily reactive Scheduled major overhauls
4
Two kinds of maintenance Planned Unplanned
Goals Minimize unplanned maintenance Maximize wrench time Enable reaching energy targets
Growing interest in life cycle costs
5
Definition Recurring day-to-day tasks to preserve
asset condition amp function
Preventive or Time-based maintenance Scheduled tasks performed regardless
Predictive or Condition-based maintenance Inspectionassessment of asset amp maintain
as required Analysis based 6
6
Repair or Corrective maintenance Restoration of asset function after a
failure
Run to Failure Assets are inspected Replaced upon failure Cost amp criticality factors determine
status
7
8
9
Acq Renewal Revitalization amp Disposal - 5-30
Planning Design amp Construction 5-
15
Operation amp Maintenance
60 - 85
Source ldquoCost predictions of facilitiesrdquo Journal of Management in Engineering 13(1)52-61 Christian
J and A Pandeya 1997
Life-cycle basis Operating amp maintaining among largest overhead expenses
Competing Prioritieso Maintenance costs vs energy costso Asset longevityo Energy efficiency vs thermal comfort vs Indoor
air quality vs productivity
Suffering ldquosnicker factorrdquoo Explaining simultaneous heatingcooling
bull Window AC units running in winter
10
11
Benefits24
Technology13
Rent6
OampM2
Salaries54
Churn1
Source Carnegie Mellon University 1999 Center for Building Performance and Diagnostics
Impact on Productivity
Actions taken to enhance worker productivity have huge payback potential
Typical costs for leased space
Airline industry needed comprehensive defined program Increased asset complexity - jets Scheduled overhaul too costly
Reactive Maintenance not effective Plan the work and work the plan
Costbenefit of planned work migrates to facilities Preventive Maintenance programs
12
ASHRAE Standard 180 ANSIASHRAEACCA Standard 180-2008 Standard
Practice for Inspection and Maintenance of Commercial Building HVAC Systems
Scope Energy Efficiency Thermal Comfort Indoor Air Quality
Address inconsistency of practices
13
bull First ASHRAE Standard placing compliance responsibility on facility owners
bull Requirements for minimum HVAC inspection amp maintenance program
bull Supports exceeding minimum
bull Benchmarking
bull Aligns service providers amp owners
14
bull Owner-friendly outcomesbull Less disruption due to planned workbull Contractorowner alignment bull Encourages program optimization
bull Development to smart buyerbull Defines key program elements bull Identifies representative frequency
and task activitybull Aligns expectations with outcomes
15
Section 1 Purpose
Section 2 Scope
Section 3 Definitions
Section 4 Implementation
Section 5 Required Tasks
16
Section 4 Implementation requirements Minimum program elements Defines Responsible Party
Defines Maintenance Program
Requires authorization and implementation
Program review and revision
17
What is a maintenance program
Maintenance program elements Asset inventory Maintenance Plan Program outcome objectives Condition indicators for equipment Inspectionmaintenance tasks Task frequency Documentation Authorization to execute Initial and final Review and revision
18
Asset inventory List of items inspected and maintained Includes identification location capacity Can sort by device unit andor system Data base includes maintenancerepair
data Start simple and update later (pilot program)
19
Maintenance Plan Defines level of effort to meet requirements
Planning organizing and control for the work within resource limits Includes What to do How often Defines success factors Expected results
20
Objectives for maintenance work Resultscondition state for assets Desired physical condition Desired performance (output) Desired operating characteristics Expected energy efficiency thermal comfort
and indoor air quality performance Up time Frequency of repair Visual appearance and integrity
21
Program outcome objectives Established for maintenance program
Examples of program metrics Backlog Ratio unplanned to total maintenance Ratio maintenance budget to plant
current replacement value Mean time between repairs
22
About defining objectives
Established by the responsible party and the implementing party
Measurement of objective Must be observable indicators
Are the basis for evaluating or inspecting elements of a system
23
Condition Indicators Descriptions and measures Physical characteristics Equipment delivery performance
Compared to agreed upon standard for assessment New condition Other Examples Amounttype of rust indicates physical
characteristic Surface or rust through Air flow rate indicates performance characteristic
24
Condition Indicators Actual compared to desired outcomes
Measure the effectiveness of the systems and equipment condition and performance
Effectiveness of the maintenance program
Note A significant aspect of inspection is to monitor and track degradation of condition and performance
25
Desired Physical Condition Inflation 30 psig
Desired Performance Life = 30000 miles
Frequency of Repair One flat per year
Program One inspectionadjustment per month
26
Tire example actual measurements Pressure = 25 psig Tread depth = 232rdquo 27000 miles
Question What action is appropriate
27
Define the Work Inspection and maintenance actions Required to preserve equipment its
designated purpose over an intended service life
A task Well-defined unit of work Described by sequence of instructions
28
0 01 02 03 04 05 06 07
No outside air intake at unit
Simultaneous heating and cooling
Fans run during unoccupied period
Cycling fans during occupied period
Low airflow
Refrigerant charge
Economizers
Problem Frequency Source New Buildings Institute - PIER
2929
0
01
02
03
04
05
06
07
No outside air intake at
unit
Simultaneous heating
and cooling
Fans run during
unoccupied period
Cycling fans during
occupied period
Low air
flow
Refrigerant charge
Economizers
Problem Frequency
Example maintenance tasks Cleaning calibration data collection visual inspectionobservation measurement lubrication
30
Air handling unit Change filters Adjust belt tension amp alignment Lubricate bearings Clean heat transfer coils Equipment manufacturerrsquos recommendations
At least during the warranty period
3131
Verify Proper Operation Control set points Calibration Shaft and sheave alignment Current draw or hot spots Damper actuators traverse properly Correct flow (water air etc) Approach temperatures Proper valves openclosed
32
bull Calibrationbull Critical control
sensors should be calibrated more frequently
bull Incorrectly placed
bull Failedbull Freeze Protection is
critical
33
Alarms and Limit Switches Verify alarm sensors amp shut off
devices function properly Donrsquot wait for an incident to learn status Test under actual conditions Boiler Example Test when relief valve lifts Test when low water alarms amp cut outs
engage Fire alarms
34
Define how often to execute work Task Frequency Interval for task execution
Example CalendarTime Weekly monthly quarterly or annually Usage (ldquorun timerdquo) System condition
35
Irsquove never done this before Where do I start
Maintenance Manuals Recommendations from Manufacturer
ASHRAE Standard 180 Equipment Tables
Other references FEMP ndash Federal Energy Management Program SMRP ndash Society of Maintenance amp Repair Professionals AFE - Association of Facility Engineers Search the Web Stanford University web site
36
Documentation Record (written or electronic) Inspection results Maintenance results Dates the work was performed Changes to tasks and reasons for change Deferred tasks
Review and compare to previous results Explain reason for changing task frequency
37
Authorization and Execution Requires the work be performed
Authorized by supervision Written form usually a work order Planned tasks Other situations requiring maintenance
Verbal instructions eg ldquotrouble callsrdquo Documentation to follow
Executed per maintenance plan
38
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
| Benefits | Technology | Rent | OampM | Churn | Salaries | ||||||
| 24 | 13 | 6 | 2 | 1 | 54 |
| Benefits | |
| Technology | |
| Rent | |
| OampM | |
| Churn | |
| Salaries |
Requirements defined by responding when something breaks down
Supported by some form of record keeping
Implementation Day-to-day primarily reactive Scheduled major overhauls
4
Two kinds of maintenance Planned Unplanned
Goals Minimize unplanned maintenance Maximize wrench time Enable reaching energy targets
Growing interest in life cycle costs
5
Definition Recurring day-to-day tasks to preserve
asset condition amp function
Preventive or Time-based maintenance Scheduled tasks performed regardless
Predictive or Condition-based maintenance Inspectionassessment of asset amp maintain
as required Analysis based 6
6
Repair or Corrective maintenance Restoration of asset function after a
failure
Run to Failure Assets are inspected Replaced upon failure Cost amp criticality factors determine
status
7
8
9
Acq Renewal Revitalization amp Disposal - 5-30
Planning Design amp Construction 5-
15
Operation amp Maintenance
60 - 85
Source ldquoCost predictions of facilitiesrdquo Journal of Management in Engineering 13(1)52-61 Christian
J and A Pandeya 1997
Life-cycle basis Operating amp maintaining among largest overhead expenses
Competing Prioritieso Maintenance costs vs energy costso Asset longevityo Energy efficiency vs thermal comfort vs Indoor
air quality vs productivity
Suffering ldquosnicker factorrdquoo Explaining simultaneous heatingcooling
bull Window AC units running in winter
10
11
Benefits24
Technology13
Rent6
OampM2
Salaries54
Churn1
Source Carnegie Mellon University 1999 Center for Building Performance and Diagnostics
Impact on Productivity
Actions taken to enhance worker productivity have huge payback potential
Typical costs for leased space
Airline industry needed comprehensive defined program Increased asset complexity - jets Scheduled overhaul too costly
Reactive Maintenance not effective Plan the work and work the plan
Costbenefit of planned work migrates to facilities Preventive Maintenance programs
12
ASHRAE Standard 180 ANSIASHRAEACCA Standard 180-2008 Standard
Practice for Inspection and Maintenance of Commercial Building HVAC Systems
Scope Energy Efficiency Thermal Comfort Indoor Air Quality
Address inconsistency of practices
13
bull First ASHRAE Standard placing compliance responsibility on facility owners
bull Requirements for minimum HVAC inspection amp maintenance program
bull Supports exceeding minimum
bull Benchmarking
bull Aligns service providers amp owners
14
bull Owner-friendly outcomesbull Less disruption due to planned workbull Contractorowner alignment bull Encourages program optimization
bull Development to smart buyerbull Defines key program elements bull Identifies representative frequency
and task activitybull Aligns expectations with outcomes
15
Section 1 Purpose
Section 2 Scope
Section 3 Definitions
Section 4 Implementation
Section 5 Required Tasks
16
Section 4 Implementation requirements Minimum program elements Defines Responsible Party
Defines Maintenance Program
Requires authorization and implementation
Program review and revision
17
What is a maintenance program
Maintenance program elements Asset inventory Maintenance Plan Program outcome objectives Condition indicators for equipment Inspectionmaintenance tasks Task frequency Documentation Authorization to execute Initial and final Review and revision
18
Asset inventory List of items inspected and maintained Includes identification location capacity Can sort by device unit andor system Data base includes maintenancerepair
data Start simple and update later (pilot program)
19
Maintenance Plan Defines level of effort to meet requirements
Planning organizing and control for the work within resource limits Includes What to do How often Defines success factors Expected results
20
Objectives for maintenance work Resultscondition state for assets Desired physical condition Desired performance (output) Desired operating characteristics Expected energy efficiency thermal comfort
and indoor air quality performance Up time Frequency of repair Visual appearance and integrity
21
Program outcome objectives Established for maintenance program
Examples of program metrics Backlog Ratio unplanned to total maintenance Ratio maintenance budget to plant
current replacement value Mean time between repairs
22
About defining objectives
Established by the responsible party and the implementing party
Measurement of objective Must be observable indicators
Are the basis for evaluating or inspecting elements of a system
23
Condition Indicators Descriptions and measures Physical characteristics Equipment delivery performance
Compared to agreed upon standard for assessment New condition Other Examples Amounttype of rust indicates physical
characteristic Surface or rust through Air flow rate indicates performance characteristic
24
Condition Indicators Actual compared to desired outcomes
Measure the effectiveness of the systems and equipment condition and performance
Effectiveness of the maintenance program
Note A significant aspect of inspection is to monitor and track degradation of condition and performance
25
Desired Physical Condition Inflation 30 psig
Desired Performance Life = 30000 miles
Frequency of Repair One flat per year
Program One inspectionadjustment per month
26
Tire example actual measurements Pressure = 25 psig Tread depth = 232rdquo 27000 miles
Question What action is appropriate
27
Define the Work Inspection and maintenance actions Required to preserve equipment its
designated purpose over an intended service life
A task Well-defined unit of work Described by sequence of instructions
28
0 01 02 03 04 05 06 07
No outside air intake at unit
Simultaneous heating and cooling
Fans run during unoccupied period
Cycling fans during occupied period
Low airflow
Refrigerant charge
Economizers
Problem Frequency Source New Buildings Institute - PIER
2929
0
01
02
03
04
05
06
07
No outside air intake at
unit
Simultaneous heating
and cooling
Fans run during
unoccupied period
Cycling fans during
occupied period
Low air
flow
Refrigerant charge
Economizers
Problem Frequency
Example maintenance tasks Cleaning calibration data collection visual inspectionobservation measurement lubrication
30
Air handling unit Change filters Adjust belt tension amp alignment Lubricate bearings Clean heat transfer coils Equipment manufacturerrsquos recommendations
At least during the warranty period
3131
Verify Proper Operation Control set points Calibration Shaft and sheave alignment Current draw or hot spots Damper actuators traverse properly Correct flow (water air etc) Approach temperatures Proper valves openclosed
32
bull Calibrationbull Critical control
sensors should be calibrated more frequently
bull Incorrectly placed
bull Failedbull Freeze Protection is
critical
33
Alarms and Limit Switches Verify alarm sensors amp shut off
devices function properly Donrsquot wait for an incident to learn status Test under actual conditions Boiler Example Test when relief valve lifts Test when low water alarms amp cut outs
engage Fire alarms
34
Define how often to execute work Task Frequency Interval for task execution
Example CalendarTime Weekly monthly quarterly or annually Usage (ldquorun timerdquo) System condition
35
Irsquove never done this before Where do I start
Maintenance Manuals Recommendations from Manufacturer
ASHRAE Standard 180 Equipment Tables
Other references FEMP ndash Federal Energy Management Program SMRP ndash Society of Maintenance amp Repair Professionals AFE - Association of Facility Engineers Search the Web Stanford University web site
36
Documentation Record (written or electronic) Inspection results Maintenance results Dates the work was performed Changes to tasks and reasons for change Deferred tasks
Review and compare to previous results Explain reason for changing task frequency
37
Authorization and Execution Requires the work be performed
Authorized by supervision Written form usually a work order Planned tasks Other situations requiring maintenance
Verbal instructions eg ldquotrouble callsrdquo Documentation to follow
Executed per maintenance plan
38
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
| Benefits | Technology | Rent | OampM | Churn | Salaries | ||||||
| 24 | 13 | 6 | 2 | 1 | 54 |
| Benefits | |
| Technology | |
| Rent | |
| OampM | |
| Churn | |
| Salaries |
Two kinds of maintenance Planned Unplanned
Goals Minimize unplanned maintenance Maximize wrench time Enable reaching energy targets
Growing interest in life cycle costs
5
Definition Recurring day-to-day tasks to preserve
asset condition amp function
Preventive or Time-based maintenance Scheduled tasks performed regardless
Predictive or Condition-based maintenance Inspectionassessment of asset amp maintain
as required Analysis based 6
6
Repair or Corrective maintenance Restoration of asset function after a
failure
Run to Failure Assets are inspected Replaced upon failure Cost amp criticality factors determine
status
7
8
9
Acq Renewal Revitalization amp Disposal - 5-30
Planning Design amp Construction 5-
15
Operation amp Maintenance
60 - 85
Source ldquoCost predictions of facilitiesrdquo Journal of Management in Engineering 13(1)52-61 Christian
J and A Pandeya 1997
Life-cycle basis Operating amp maintaining among largest overhead expenses
Competing Prioritieso Maintenance costs vs energy costso Asset longevityo Energy efficiency vs thermal comfort vs Indoor
air quality vs productivity
Suffering ldquosnicker factorrdquoo Explaining simultaneous heatingcooling
bull Window AC units running in winter
10
11
Benefits24
Technology13
Rent6
OampM2
Salaries54
Churn1
Source Carnegie Mellon University 1999 Center for Building Performance and Diagnostics
Impact on Productivity
Actions taken to enhance worker productivity have huge payback potential
Typical costs for leased space
Airline industry needed comprehensive defined program Increased asset complexity - jets Scheduled overhaul too costly
Reactive Maintenance not effective Plan the work and work the plan
Costbenefit of planned work migrates to facilities Preventive Maintenance programs
12
ASHRAE Standard 180 ANSIASHRAEACCA Standard 180-2008 Standard
Practice for Inspection and Maintenance of Commercial Building HVAC Systems
Scope Energy Efficiency Thermal Comfort Indoor Air Quality
Address inconsistency of practices
13
bull First ASHRAE Standard placing compliance responsibility on facility owners
bull Requirements for minimum HVAC inspection amp maintenance program
bull Supports exceeding minimum
bull Benchmarking
bull Aligns service providers amp owners
14
bull Owner-friendly outcomesbull Less disruption due to planned workbull Contractorowner alignment bull Encourages program optimization
bull Development to smart buyerbull Defines key program elements bull Identifies representative frequency
and task activitybull Aligns expectations with outcomes
15
Section 1 Purpose
Section 2 Scope
Section 3 Definitions
Section 4 Implementation
Section 5 Required Tasks
16
Section 4 Implementation requirements Minimum program elements Defines Responsible Party
Defines Maintenance Program
Requires authorization and implementation
Program review and revision
17
What is a maintenance program
Maintenance program elements Asset inventory Maintenance Plan Program outcome objectives Condition indicators for equipment Inspectionmaintenance tasks Task frequency Documentation Authorization to execute Initial and final Review and revision
18
Asset inventory List of items inspected and maintained Includes identification location capacity Can sort by device unit andor system Data base includes maintenancerepair
data Start simple and update later (pilot program)
19
Maintenance Plan Defines level of effort to meet requirements
Planning organizing and control for the work within resource limits Includes What to do How often Defines success factors Expected results
20
Objectives for maintenance work Resultscondition state for assets Desired physical condition Desired performance (output) Desired operating characteristics Expected energy efficiency thermal comfort
and indoor air quality performance Up time Frequency of repair Visual appearance and integrity
21
Program outcome objectives Established for maintenance program
Examples of program metrics Backlog Ratio unplanned to total maintenance Ratio maintenance budget to plant
current replacement value Mean time between repairs
22
About defining objectives
Established by the responsible party and the implementing party
Measurement of objective Must be observable indicators
Are the basis for evaluating or inspecting elements of a system
23
Condition Indicators Descriptions and measures Physical characteristics Equipment delivery performance
Compared to agreed upon standard for assessment New condition Other Examples Amounttype of rust indicates physical
characteristic Surface or rust through Air flow rate indicates performance characteristic
24
Condition Indicators Actual compared to desired outcomes
Measure the effectiveness of the systems and equipment condition and performance
Effectiveness of the maintenance program
Note A significant aspect of inspection is to monitor and track degradation of condition and performance
25
Desired Physical Condition Inflation 30 psig
Desired Performance Life = 30000 miles
Frequency of Repair One flat per year
Program One inspectionadjustment per month
26
Tire example actual measurements Pressure = 25 psig Tread depth = 232rdquo 27000 miles
Question What action is appropriate
27
Define the Work Inspection and maintenance actions Required to preserve equipment its
designated purpose over an intended service life
A task Well-defined unit of work Described by sequence of instructions
28
0 01 02 03 04 05 06 07
No outside air intake at unit
Simultaneous heating and cooling
Fans run during unoccupied period
Cycling fans during occupied period
Low airflow
Refrigerant charge
Economizers
Problem Frequency Source New Buildings Institute - PIER
2929
0
01
02
03
04
05
06
07
No outside air intake at
unit
Simultaneous heating
and cooling
Fans run during
unoccupied period
Cycling fans during
occupied period
Low air
flow
Refrigerant charge
Economizers
Problem Frequency
Example maintenance tasks Cleaning calibration data collection visual inspectionobservation measurement lubrication
30
Air handling unit Change filters Adjust belt tension amp alignment Lubricate bearings Clean heat transfer coils Equipment manufacturerrsquos recommendations
At least during the warranty period
3131
Verify Proper Operation Control set points Calibration Shaft and sheave alignment Current draw or hot spots Damper actuators traverse properly Correct flow (water air etc) Approach temperatures Proper valves openclosed
32
bull Calibrationbull Critical control
sensors should be calibrated more frequently
bull Incorrectly placed
bull Failedbull Freeze Protection is
critical
33
Alarms and Limit Switches Verify alarm sensors amp shut off
devices function properly Donrsquot wait for an incident to learn status Test under actual conditions Boiler Example Test when relief valve lifts Test when low water alarms amp cut outs
engage Fire alarms
34
Define how often to execute work Task Frequency Interval for task execution
Example CalendarTime Weekly monthly quarterly or annually Usage (ldquorun timerdquo) System condition
35
Irsquove never done this before Where do I start
Maintenance Manuals Recommendations from Manufacturer
ASHRAE Standard 180 Equipment Tables
Other references FEMP ndash Federal Energy Management Program SMRP ndash Society of Maintenance amp Repair Professionals AFE - Association of Facility Engineers Search the Web Stanford University web site
36
Documentation Record (written or electronic) Inspection results Maintenance results Dates the work was performed Changes to tasks and reasons for change Deferred tasks
Review and compare to previous results Explain reason for changing task frequency
37
Authorization and Execution Requires the work be performed
Authorized by supervision Written form usually a work order Planned tasks Other situations requiring maintenance
Verbal instructions eg ldquotrouble callsrdquo Documentation to follow
Executed per maintenance plan
38
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
| Benefits | Technology | Rent | OampM | Churn | Salaries | ||||||
| 24 | 13 | 6 | 2 | 1 | 54 |
| Benefits | |
| Technology | |
| Rent | |
| OampM | |
| Churn | |
| Salaries |
Definition Recurring day-to-day tasks to preserve
asset condition amp function
Preventive or Time-based maintenance Scheduled tasks performed regardless
Predictive or Condition-based maintenance Inspectionassessment of asset amp maintain
as required Analysis based 6
6
Repair or Corrective maintenance Restoration of asset function after a
failure
Run to Failure Assets are inspected Replaced upon failure Cost amp criticality factors determine
status
7
8
9
Acq Renewal Revitalization amp Disposal - 5-30
Planning Design amp Construction 5-
15
Operation amp Maintenance
60 - 85
Source ldquoCost predictions of facilitiesrdquo Journal of Management in Engineering 13(1)52-61 Christian
J and A Pandeya 1997
Life-cycle basis Operating amp maintaining among largest overhead expenses
Competing Prioritieso Maintenance costs vs energy costso Asset longevityo Energy efficiency vs thermal comfort vs Indoor
air quality vs productivity
Suffering ldquosnicker factorrdquoo Explaining simultaneous heatingcooling
bull Window AC units running in winter
10
11
Benefits24
Technology13
Rent6
OampM2
Salaries54
Churn1
Source Carnegie Mellon University 1999 Center for Building Performance and Diagnostics
Impact on Productivity
Actions taken to enhance worker productivity have huge payback potential
Typical costs for leased space
Airline industry needed comprehensive defined program Increased asset complexity - jets Scheduled overhaul too costly
Reactive Maintenance not effective Plan the work and work the plan
Costbenefit of planned work migrates to facilities Preventive Maintenance programs
12
ASHRAE Standard 180 ANSIASHRAEACCA Standard 180-2008 Standard
Practice for Inspection and Maintenance of Commercial Building HVAC Systems
Scope Energy Efficiency Thermal Comfort Indoor Air Quality
Address inconsistency of practices
13
bull First ASHRAE Standard placing compliance responsibility on facility owners
bull Requirements for minimum HVAC inspection amp maintenance program
bull Supports exceeding minimum
bull Benchmarking
bull Aligns service providers amp owners
14
bull Owner-friendly outcomesbull Less disruption due to planned workbull Contractorowner alignment bull Encourages program optimization
bull Development to smart buyerbull Defines key program elements bull Identifies representative frequency
and task activitybull Aligns expectations with outcomes
15
Section 1 Purpose
Section 2 Scope
Section 3 Definitions
Section 4 Implementation
Section 5 Required Tasks
16
Section 4 Implementation requirements Minimum program elements Defines Responsible Party
Defines Maintenance Program
Requires authorization and implementation
Program review and revision
17
What is a maintenance program
Maintenance program elements Asset inventory Maintenance Plan Program outcome objectives Condition indicators for equipment Inspectionmaintenance tasks Task frequency Documentation Authorization to execute Initial and final Review and revision
18
Asset inventory List of items inspected and maintained Includes identification location capacity Can sort by device unit andor system Data base includes maintenancerepair
data Start simple and update later (pilot program)
19
Maintenance Plan Defines level of effort to meet requirements
Planning organizing and control for the work within resource limits Includes What to do How often Defines success factors Expected results
20
Objectives for maintenance work Resultscondition state for assets Desired physical condition Desired performance (output) Desired operating characteristics Expected energy efficiency thermal comfort
and indoor air quality performance Up time Frequency of repair Visual appearance and integrity
21
Program outcome objectives Established for maintenance program
Examples of program metrics Backlog Ratio unplanned to total maintenance Ratio maintenance budget to plant
current replacement value Mean time between repairs
22
About defining objectives
Established by the responsible party and the implementing party
Measurement of objective Must be observable indicators
Are the basis for evaluating or inspecting elements of a system
23
Condition Indicators Descriptions and measures Physical characteristics Equipment delivery performance
Compared to agreed upon standard for assessment New condition Other Examples Amounttype of rust indicates physical
characteristic Surface or rust through Air flow rate indicates performance characteristic
24
Condition Indicators Actual compared to desired outcomes
Measure the effectiveness of the systems and equipment condition and performance
Effectiveness of the maintenance program
Note A significant aspect of inspection is to monitor and track degradation of condition and performance
25
Desired Physical Condition Inflation 30 psig
Desired Performance Life = 30000 miles
Frequency of Repair One flat per year
Program One inspectionadjustment per month
26
Tire example actual measurements Pressure = 25 psig Tread depth = 232rdquo 27000 miles
Question What action is appropriate
27
Define the Work Inspection and maintenance actions Required to preserve equipment its
designated purpose over an intended service life
A task Well-defined unit of work Described by sequence of instructions
28
0 01 02 03 04 05 06 07
No outside air intake at unit
Simultaneous heating and cooling
Fans run during unoccupied period
Cycling fans during occupied period
Low airflow
Refrigerant charge
Economizers
Problem Frequency Source New Buildings Institute - PIER
2929
0
01
02
03
04
05
06
07
No outside air intake at
unit
Simultaneous heating
and cooling
Fans run during
unoccupied period
Cycling fans during
occupied period
Low air
flow
Refrigerant charge
Economizers
Problem Frequency
Example maintenance tasks Cleaning calibration data collection visual inspectionobservation measurement lubrication
30
Air handling unit Change filters Adjust belt tension amp alignment Lubricate bearings Clean heat transfer coils Equipment manufacturerrsquos recommendations
At least during the warranty period
3131
Verify Proper Operation Control set points Calibration Shaft and sheave alignment Current draw or hot spots Damper actuators traverse properly Correct flow (water air etc) Approach temperatures Proper valves openclosed
32
bull Calibrationbull Critical control
sensors should be calibrated more frequently
bull Incorrectly placed
bull Failedbull Freeze Protection is
critical
33
Alarms and Limit Switches Verify alarm sensors amp shut off
devices function properly Donrsquot wait for an incident to learn status Test under actual conditions Boiler Example Test when relief valve lifts Test when low water alarms amp cut outs
engage Fire alarms
34
Define how often to execute work Task Frequency Interval for task execution
Example CalendarTime Weekly monthly quarterly or annually Usage (ldquorun timerdquo) System condition
35
Irsquove never done this before Where do I start
Maintenance Manuals Recommendations from Manufacturer
ASHRAE Standard 180 Equipment Tables
Other references FEMP ndash Federal Energy Management Program SMRP ndash Society of Maintenance amp Repair Professionals AFE - Association of Facility Engineers Search the Web Stanford University web site
36
Documentation Record (written or electronic) Inspection results Maintenance results Dates the work was performed Changes to tasks and reasons for change Deferred tasks
Review and compare to previous results Explain reason for changing task frequency
37
Authorization and Execution Requires the work be performed
Authorized by supervision Written form usually a work order Planned tasks Other situations requiring maintenance
Verbal instructions eg ldquotrouble callsrdquo Documentation to follow
Executed per maintenance plan
38
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
| Benefits | Technology | Rent | OampM | Churn | Salaries | ||||||
| 24 | 13 | 6 | 2 | 1 | 54 |
| Benefits | |
| Technology | |
| Rent | |
| OampM | |
| Churn | |
| Salaries |
Repair or Corrective maintenance Restoration of asset function after a
failure
Run to Failure Assets are inspected Replaced upon failure Cost amp criticality factors determine
status
7
8
9
Acq Renewal Revitalization amp Disposal - 5-30
Planning Design amp Construction 5-
15
Operation amp Maintenance
60 - 85
Source ldquoCost predictions of facilitiesrdquo Journal of Management in Engineering 13(1)52-61 Christian
J and A Pandeya 1997
Life-cycle basis Operating amp maintaining among largest overhead expenses
Competing Prioritieso Maintenance costs vs energy costso Asset longevityo Energy efficiency vs thermal comfort vs Indoor
air quality vs productivity
Suffering ldquosnicker factorrdquoo Explaining simultaneous heatingcooling
bull Window AC units running in winter
10
11
Benefits24
Technology13
Rent6
OampM2
Salaries54
Churn1
Source Carnegie Mellon University 1999 Center for Building Performance and Diagnostics
Impact on Productivity
Actions taken to enhance worker productivity have huge payback potential
Typical costs for leased space
Airline industry needed comprehensive defined program Increased asset complexity - jets Scheduled overhaul too costly
Reactive Maintenance not effective Plan the work and work the plan
Costbenefit of planned work migrates to facilities Preventive Maintenance programs
12
ASHRAE Standard 180 ANSIASHRAEACCA Standard 180-2008 Standard
Practice for Inspection and Maintenance of Commercial Building HVAC Systems
Scope Energy Efficiency Thermal Comfort Indoor Air Quality
Address inconsistency of practices
13
bull First ASHRAE Standard placing compliance responsibility on facility owners
bull Requirements for minimum HVAC inspection amp maintenance program
bull Supports exceeding minimum
bull Benchmarking
bull Aligns service providers amp owners
14
bull Owner-friendly outcomesbull Less disruption due to planned workbull Contractorowner alignment bull Encourages program optimization
bull Development to smart buyerbull Defines key program elements bull Identifies representative frequency
and task activitybull Aligns expectations with outcomes
15
Section 1 Purpose
Section 2 Scope
Section 3 Definitions
Section 4 Implementation
Section 5 Required Tasks
16
Section 4 Implementation requirements Minimum program elements Defines Responsible Party
Defines Maintenance Program
Requires authorization and implementation
Program review and revision
17
What is a maintenance program
Maintenance program elements Asset inventory Maintenance Plan Program outcome objectives Condition indicators for equipment Inspectionmaintenance tasks Task frequency Documentation Authorization to execute Initial and final Review and revision
18
Asset inventory List of items inspected and maintained Includes identification location capacity Can sort by device unit andor system Data base includes maintenancerepair
data Start simple and update later (pilot program)
19
Maintenance Plan Defines level of effort to meet requirements
Planning organizing and control for the work within resource limits Includes What to do How often Defines success factors Expected results
20
Objectives for maintenance work Resultscondition state for assets Desired physical condition Desired performance (output) Desired operating characteristics Expected energy efficiency thermal comfort
and indoor air quality performance Up time Frequency of repair Visual appearance and integrity
21
Program outcome objectives Established for maintenance program
Examples of program metrics Backlog Ratio unplanned to total maintenance Ratio maintenance budget to plant
current replacement value Mean time between repairs
22
About defining objectives
Established by the responsible party and the implementing party
Measurement of objective Must be observable indicators
Are the basis for evaluating or inspecting elements of a system
23
Condition Indicators Descriptions and measures Physical characteristics Equipment delivery performance
Compared to agreed upon standard for assessment New condition Other Examples Amounttype of rust indicates physical
characteristic Surface or rust through Air flow rate indicates performance characteristic
24
Condition Indicators Actual compared to desired outcomes
Measure the effectiveness of the systems and equipment condition and performance
Effectiveness of the maintenance program
Note A significant aspect of inspection is to monitor and track degradation of condition and performance
25
Desired Physical Condition Inflation 30 psig
Desired Performance Life = 30000 miles
Frequency of Repair One flat per year
Program One inspectionadjustment per month
26
Tire example actual measurements Pressure = 25 psig Tread depth = 232rdquo 27000 miles
Question What action is appropriate
27
Define the Work Inspection and maintenance actions Required to preserve equipment its
designated purpose over an intended service life
A task Well-defined unit of work Described by sequence of instructions
28
0 01 02 03 04 05 06 07
No outside air intake at unit
Simultaneous heating and cooling
Fans run during unoccupied period
Cycling fans during occupied period
Low airflow
Refrigerant charge
Economizers
Problem Frequency Source New Buildings Institute - PIER
2929
0
01
02
03
04
05
06
07
No outside air intake at
unit
Simultaneous heating
and cooling
Fans run during
unoccupied period
Cycling fans during
occupied period
Low air
flow
Refrigerant charge
Economizers
Problem Frequency
Example maintenance tasks Cleaning calibration data collection visual inspectionobservation measurement lubrication
30
Air handling unit Change filters Adjust belt tension amp alignment Lubricate bearings Clean heat transfer coils Equipment manufacturerrsquos recommendations
At least during the warranty period
3131
Verify Proper Operation Control set points Calibration Shaft and sheave alignment Current draw or hot spots Damper actuators traverse properly Correct flow (water air etc) Approach temperatures Proper valves openclosed
32
bull Calibrationbull Critical control
sensors should be calibrated more frequently
bull Incorrectly placed
bull Failedbull Freeze Protection is
critical
33
Alarms and Limit Switches Verify alarm sensors amp shut off
devices function properly Donrsquot wait for an incident to learn status Test under actual conditions Boiler Example Test when relief valve lifts Test when low water alarms amp cut outs
engage Fire alarms
34
Define how often to execute work Task Frequency Interval for task execution
Example CalendarTime Weekly monthly quarterly or annually Usage (ldquorun timerdquo) System condition
35
Irsquove never done this before Where do I start
Maintenance Manuals Recommendations from Manufacturer
ASHRAE Standard 180 Equipment Tables
Other references FEMP ndash Federal Energy Management Program SMRP ndash Society of Maintenance amp Repair Professionals AFE - Association of Facility Engineers Search the Web Stanford University web site
36
Documentation Record (written or electronic) Inspection results Maintenance results Dates the work was performed Changes to tasks and reasons for change Deferred tasks
Review and compare to previous results Explain reason for changing task frequency
37
Authorization and Execution Requires the work be performed
Authorized by supervision Written form usually a work order Planned tasks Other situations requiring maintenance
Verbal instructions eg ldquotrouble callsrdquo Documentation to follow
Executed per maintenance plan
38
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
| Benefits | Technology | Rent | OampM | Churn | Salaries | ||||||
| 24 | 13 | 6 | 2 | 1 | 54 |
| Benefits | |
| Technology | |
| Rent | |
| OampM | |
| Churn | |
| Salaries |
8
9
Acq Renewal Revitalization amp Disposal - 5-30
Planning Design amp Construction 5-
15
Operation amp Maintenance
60 - 85
Source ldquoCost predictions of facilitiesrdquo Journal of Management in Engineering 13(1)52-61 Christian
J and A Pandeya 1997
Life-cycle basis Operating amp maintaining among largest overhead expenses
Competing Prioritieso Maintenance costs vs energy costso Asset longevityo Energy efficiency vs thermal comfort vs Indoor
air quality vs productivity
Suffering ldquosnicker factorrdquoo Explaining simultaneous heatingcooling
bull Window AC units running in winter
10
11
Benefits24
Technology13
Rent6
OampM2
Salaries54
Churn1
Source Carnegie Mellon University 1999 Center for Building Performance and Diagnostics
Impact on Productivity
Actions taken to enhance worker productivity have huge payback potential
Typical costs for leased space
Airline industry needed comprehensive defined program Increased asset complexity - jets Scheduled overhaul too costly
Reactive Maintenance not effective Plan the work and work the plan
Costbenefit of planned work migrates to facilities Preventive Maintenance programs
12
ASHRAE Standard 180 ANSIASHRAEACCA Standard 180-2008 Standard
Practice for Inspection and Maintenance of Commercial Building HVAC Systems
Scope Energy Efficiency Thermal Comfort Indoor Air Quality
Address inconsistency of practices
13
bull First ASHRAE Standard placing compliance responsibility on facility owners
bull Requirements for minimum HVAC inspection amp maintenance program
bull Supports exceeding minimum
bull Benchmarking
bull Aligns service providers amp owners
14
bull Owner-friendly outcomesbull Less disruption due to planned workbull Contractorowner alignment bull Encourages program optimization
bull Development to smart buyerbull Defines key program elements bull Identifies representative frequency
and task activitybull Aligns expectations with outcomes
15
Section 1 Purpose
Section 2 Scope
Section 3 Definitions
Section 4 Implementation
Section 5 Required Tasks
16
Section 4 Implementation requirements Minimum program elements Defines Responsible Party
Defines Maintenance Program
Requires authorization and implementation
Program review and revision
17
What is a maintenance program
Maintenance program elements Asset inventory Maintenance Plan Program outcome objectives Condition indicators for equipment Inspectionmaintenance tasks Task frequency Documentation Authorization to execute Initial and final Review and revision
18
Asset inventory List of items inspected and maintained Includes identification location capacity Can sort by device unit andor system Data base includes maintenancerepair
data Start simple and update later (pilot program)
19
Maintenance Plan Defines level of effort to meet requirements
Planning organizing and control for the work within resource limits Includes What to do How often Defines success factors Expected results
20
Objectives for maintenance work Resultscondition state for assets Desired physical condition Desired performance (output) Desired operating characteristics Expected energy efficiency thermal comfort
and indoor air quality performance Up time Frequency of repair Visual appearance and integrity
21
Program outcome objectives Established for maintenance program
Examples of program metrics Backlog Ratio unplanned to total maintenance Ratio maintenance budget to plant
current replacement value Mean time between repairs
22
About defining objectives
Established by the responsible party and the implementing party
Measurement of objective Must be observable indicators
Are the basis for evaluating or inspecting elements of a system
23
Condition Indicators Descriptions and measures Physical characteristics Equipment delivery performance
Compared to agreed upon standard for assessment New condition Other Examples Amounttype of rust indicates physical
characteristic Surface or rust through Air flow rate indicates performance characteristic
24
Condition Indicators Actual compared to desired outcomes
Measure the effectiveness of the systems and equipment condition and performance
Effectiveness of the maintenance program
Note A significant aspect of inspection is to monitor and track degradation of condition and performance
25
Desired Physical Condition Inflation 30 psig
Desired Performance Life = 30000 miles
Frequency of Repair One flat per year
Program One inspectionadjustment per month
26
Tire example actual measurements Pressure = 25 psig Tread depth = 232rdquo 27000 miles
Question What action is appropriate
27
Define the Work Inspection and maintenance actions Required to preserve equipment its
designated purpose over an intended service life
A task Well-defined unit of work Described by sequence of instructions
28
0 01 02 03 04 05 06 07
No outside air intake at unit
Simultaneous heating and cooling
Fans run during unoccupied period
Cycling fans during occupied period
Low airflow
Refrigerant charge
Economizers
Problem Frequency Source New Buildings Institute - PIER
2929
0
01
02
03
04
05
06
07
No outside air intake at
unit
Simultaneous heating
and cooling
Fans run during
unoccupied period
Cycling fans during
occupied period
Low air
flow
Refrigerant charge
Economizers
Problem Frequency
Example maintenance tasks Cleaning calibration data collection visual inspectionobservation measurement lubrication
30
Air handling unit Change filters Adjust belt tension amp alignment Lubricate bearings Clean heat transfer coils Equipment manufacturerrsquos recommendations
At least during the warranty period
3131
Verify Proper Operation Control set points Calibration Shaft and sheave alignment Current draw or hot spots Damper actuators traverse properly Correct flow (water air etc) Approach temperatures Proper valves openclosed
32
bull Calibrationbull Critical control
sensors should be calibrated more frequently
bull Incorrectly placed
bull Failedbull Freeze Protection is
critical
33
Alarms and Limit Switches Verify alarm sensors amp shut off
devices function properly Donrsquot wait for an incident to learn status Test under actual conditions Boiler Example Test when relief valve lifts Test when low water alarms amp cut outs
engage Fire alarms
34
Define how often to execute work Task Frequency Interval for task execution
Example CalendarTime Weekly monthly quarterly or annually Usage (ldquorun timerdquo) System condition
35
Irsquove never done this before Where do I start
Maintenance Manuals Recommendations from Manufacturer
ASHRAE Standard 180 Equipment Tables
Other references FEMP ndash Federal Energy Management Program SMRP ndash Society of Maintenance amp Repair Professionals AFE - Association of Facility Engineers Search the Web Stanford University web site
36
Documentation Record (written or electronic) Inspection results Maintenance results Dates the work was performed Changes to tasks and reasons for change Deferred tasks
Review and compare to previous results Explain reason for changing task frequency
37
Authorization and Execution Requires the work be performed
Authorized by supervision Written form usually a work order Planned tasks Other situations requiring maintenance
Verbal instructions eg ldquotrouble callsrdquo Documentation to follow
Executed per maintenance plan
38
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
| Benefits | Technology | Rent | OampM | Churn | Salaries | ||||||
| 24 | 13 | 6 | 2 | 1 | 54 |
| Benefits | |
| Technology | |
| Rent | |
| OampM | |
| Churn | |
| Salaries |
9
Acq Renewal Revitalization amp Disposal - 5-30
Planning Design amp Construction 5-
15
Operation amp Maintenance
60 - 85
Source ldquoCost predictions of facilitiesrdquo Journal of Management in Engineering 13(1)52-61 Christian
J and A Pandeya 1997
Life-cycle basis Operating amp maintaining among largest overhead expenses
Competing Prioritieso Maintenance costs vs energy costso Asset longevityo Energy efficiency vs thermal comfort vs Indoor
air quality vs productivity
Suffering ldquosnicker factorrdquoo Explaining simultaneous heatingcooling
bull Window AC units running in winter
10
11
Benefits24
Technology13
Rent6
OampM2
Salaries54
Churn1
Source Carnegie Mellon University 1999 Center for Building Performance and Diagnostics
Impact on Productivity
Actions taken to enhance worker productivity have huge payback potential
Typical costs for leased space
Airline industry needed comprehensive defined program Increased asset complexity - jets Scheduled overhaul too costly
Reactive Maintenance not effective Plan the work and work the plan
Costbenefit of planned work migrates to facilities Preventive Maintenance programs
12
ASHRAE Standard 180 ANSIASHRAEACCA Standard 180-2008 Standard
Practice for Inspection and Maintenance of Commercial Building HVAC Systems
Scope Energy Efficiency Thermal Comfort Indoor Air Quality
Address inconsistency of practices
13
bull First ASHRAE Standard placing compliance responsibility on facility owners
bull Requirements for minimum HVAC inspection amp maintenance program
bull Supports exceeding minimum
bull Benchmarking
bull Aligns service providers amp owners
14
bull Owner-friendly outcomesbull Less disruption due to planned workbull Contractorowner alignment bull Encourages program optimization
bull Development to smart buyerbull Defines key program elements bull Identifies representative frequency
and task activitybull Aligns expectations with outcomes
15
Section 1 Purpose
Section 2 Scope
Section 3 Definitions
Section 4 Implementation
Section 5 Required Tasks
16
Section 4 Implementation requirements Minimum program elements Defines Responsible Party
Defines Maintenance Program
Requires authorization and implementation
Program review and revision
17
What is a maintenance program
Maintenance program elements Asset inventory Maintenance Plan Program outcome objectives Condition indicators for equipment Inspectionmaintenance tasks Task frequency Documentation Authorization to execute Initial and final Review and revision
18
Asset inventory List of items inspected and maintained Includes identification location capacity Can sort by device unit andor system Data base includes maintenancerepair
data Start simple and update later (pilot program)
19
Maintenance Plan Defines level of effort to meet requirements
Planning organizing and control for the work within resource limits Includes What to do How often Defines success factors Expected results
20
Objectives for maintenance work Resultscondition state for assets Desired physical condition Desired performance (output) Desired operating characteristics Expected energy efficiency thermal comfort
and indoor air quality performance Up time Frequency of repair Visual appearance and integrity
21
Program outcome objectives Established for maintenance program
Examples of program metrics Backlog Ratio unplanned to total maintenance Ratio maintenance budget to plant
current replacement value Mean time between repairs
22
About defining objectives
Established by the responsible party and the implementing party
Measurement of objective Must be observable indicators
Are the basis for evaluating or inspecting elements of a system
23
Condition Indicators Descriptions and measures Physical characteristics Equipment delivery performance
Compared to agreed upon standard for assessment New condition Other Examples Amounttype of rust indicates physical
characteristic Surface or rust through Air flow rate indicates performance characteristic
24
Condition Indicators Actual compared to desired outcomes
Measure the effectiveness of the systems and equipment condition and performance
Effectiveness of the maintenance program
Note A significant aspect of inspection is to monitor and track degradation of condition and performance
25
Desired Physical Condition Inflation 30 psig
Desired Performance Life = 30000 miles
Frequency of Repair One flat per year
Program One inspectionadjustment per month
26
Tire example actual measurements Pressure = 25 psig Tread depth = 232rdquo 27000 miles
Question What action is appropriate
27
Define the Work Inspection and maintenance actions Required to preserve equipment its
designated purpose over an intended service life
A task Well-defined unit of work Described by sequence of instructions
28
0 01 02 03 04 05 06 07
No outside air intake at unit
Simultaneous heating and cooling
Fans run during unoccupied period
Cycling fans during occupied period
Low airflow
Refrigerant charge
Economizers
Problem Frequency Source New Buildings Institute - PIER
2929
0
01
02
03
04
05
06
07
No outside air intake at
unit
Simultaneous heating
and cooling
Fans run during
unoccupied period
Cycling fans during
occupied period
Low air
flow
Refrigerant charge
Economizers
Problem Frequency
Example maintenance tasks Cleaning calibration data collection visual inspectionobservation measurement lubrication
30
Air handling unit Change filters Adjust belt tension amp alignment Lubricate bearings Clean heat transfer coils Equipment manufacturerrsquos recommendations
At least during the warranty period
3131
Verify Proper Operation Control set points Calibration Shaft and sheave alignment Current draw or hot spots Damper actuators traverse properly Correct flow (water air etc) Approach temperatures Proper valves openclosed
32
bull Calibrationbull Critical control
sensors should be calibrated more frequently
bull Incorrectly placed
bull Failedbull Freeze Protection is
critical
33
Alarms and Limit Switches Verify alarm sensors amp shut off
devices function properly Donrsquot wait for an incident to learn status Test under actual conditions Boiler Example Test when relief valve lifts Test when low water alarms amp cut outs
engage Fire alarms
34
Define how often to execute work Task Frequency Interval for task execution
Example CalendarTime Weekly monthly quarterly or annually Usage (ldquorun timerdquo) System condition
35
Irsquove never done this before Where do I start
Maintenance Manuals Recommendations from Manufacturer
ASHRAE Standard 180 Equipment Tables
Other references FEMP ndash Federal Energy Management Program SMRP ndash Society of Maintenance amp Repair Professionals AFE - Association of Facility Engineers Search the Web Stanford University web site
36
Documentation Record (written or electronic) Inspection results Maintenance results Dates the work was performed Changes to tasks and reasons for change Deferred tasks
Review and compare to previous results Explain reason for changing task frequency
37
Authorization and Execution Requires the work be performed
Authorized by supervision Written form usually a work order Planned tasks Other situations requiring maintenance
Verbal instructions eg ldquotrouble callsrdquo Documentation to follow
Executed per maintenance plan
38
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
| Benefits | Technology | Rent | OampM | Churn | Salaries | ||||||
| 24 | 13 | 6 | 2 | 1 | 54 |
| Benefits | |
| Technology | |
| Rent | |
| OampM | |
| Churn | |
| Salaries |
Life-cycle basis Operating amp maintaining among largest overhead expenses
Competing Prioritieso Maintenance costs vs energy costso Asset longevityo Energy efficiency vs thermal comfort vs Indoor
air quality vs productivity
Suffering ldquosnicker factorrdquoo Explaining simultaneous heatingcooling
bull Window AC units running in winter
10
11
Benefits24
Technology13
Rent6
OampM2
Salaries54
Churn1
Source Carnegie Mellon University 1999 Center for Building Performance and Diagnostics
Impact on Productivity
Actions taken to enhance worker productivity have huge payback potential
Typical costs for leased space
Airline industry needed comprehensive defined program Increased asset complexity - jets Scheduled overhaul too costly
Reactive Maintenance not effective Plan the work and work the plan
Costbenefit of planned work migrates to facilities Preventive Maintenance programs
12
ASHRAE Standard 180 ANSIASHRAEACCA Standard 180-2008 Standard
Practice for Inspection and Maintenance of Commercial Building HVAC Systems
Scope Energy Efficiency Thermal Comfort Indoor Air Quality
Address inconsistency of practices
13
bull First ASHRAE Standard placing compliance responsibility on facility owners
bull Requirements for minimum HVAC inspection amp maintenance program
bull Supports exceeding minimum
bull Benchmarking
bull Aligns service providers amp owners
14
bull Owner-friendly outcomesbull Less disruption due to planned workbull Contractorowner alignment bull Encourages program optimization
bull Development to smart buyerbull Defines key program elements bull Identifies representative frequency
and task activitybull Aligns expectations with outcomes
15
Section 1 Purpose
Section 2 Scope
Section 3 Definitions
Section 4 Implementation
Section 5 Required Tasks
16
Section 4 Implementation requirements Minimum program elements Defines Responsible Party
Defines Maintenance Program
Requires authorization and implementation
Program review and revision
17
What is a maintenance program
Maintenance program elements Asset inventory Maintenance Plan Program outcome objectives Condition indicators for equipment Inspectionmaintenance tasks Task frequency Documentation Authorization to execute Initial and final Review and revision
18
Asset inventory List of items inspected and maintained Includes identification location capacity Can sort by device unit andor system Data base includes maintenancerepair
data Start simple and update later (pilot program)
19
Maintenance Plan Defines level of effort to meet requirements
Planning organizing and control for the work within resource limits Includes What to do How often Defines success factors Expected results
20
Objectives for maintenance work Resultscondition state for assets Desired physical condition Desired performance (output) Desired operating characteristics Expected energy efficiency thermal comfort
and indoor air quality performance Up time Frequency of repair Visual appearance and integrity
21
Program outcome objectives Established for maintenance program
Examples of program metrics Backlog Ratio unplanned to total maintenance Ratio maintenance budget to plant
current replacement value Mean time between repairs
22
About defining objectives
Established by the responsible party and the implementing party
Measurement of objective Must be observable indicators
Are the basis for evaluating or inspecting elements of a system
23
Condition Indicators Descriptions and measures Physical characteristics Equipment delivery performance
Compared to agreed upon standard for assessment New condition Other Examples Amounttype of rust indicates physical
characteristic Surface or rust through Air flow rate indicates performance characteristic
24
Condition Indicators Actual compared to desired outcomes
Measure the effectiveness of the systems and equipment condition and performance
Effectiveness of the maintenance program
Note A significant aspect of inspection is to monitor and track degradation of condition and performance
25
Desired Physical Condition Inflation 30 psig
Desired Performance Life = 30000 miles
Frequency of Repair One flat per year
Program One inspectionadjustment per month
26
Tire example actual measurements Pressure = 25 psig Tread depth = 232rdquo 27000 miles
Question What action is appropriate
27
Define the Work Inspection and maintenance actions Required to preserve equipment its
designated purpose over an intended service life
A task Well-defined unit of work Described by sequence of instructions
28
0 01 02 03 04 05 06 07
No outside air intake at unit
Simultaneous heating and cooling
Fans run during unoccupied period
Cycling fans during occupied period
Low airflow
Refrigerant charge
Economizers
Problem Frequency Source New Buildings Institute - PIER
2929
0
01
02
03
04
05
06
07
No outside air intake at
unit
Simultaneous heating
and cooling
Fans run during
unoccupied period
Cycling fans during
occupied period
Low air
flow
Refrigerant charge
Economizers
Problem Frequency
Example maintenance tasks Cleaning calibration data collection visual inspectionobservation measurement lubrication
30
Air handling unit Change filters Adjust belt tension amp alignment Lubricate bearings Clean heat transfer coils Equipment manufacturerrsquos recommendations
At least during the warranty period
3131
Verify Proper Operation Control set points Calibration Shaft and sheave alignment Current draw or hot spots Damper actuators traverse properly Correct flow (water air etc) Approach temperatures Proper valves openclosed
32
bull Calibrationbull Critical control
sensors should be calibrated more frequently
bull Incorrectly placed
bull Failedbull Freeze Protection is
critical
33
Alarms and Limit Switches Verify alarm sensors amp shut off
devices function properly Donrsquot wait for an incident to learn status Test under actual conditions Boiler Example Test when relief valve lifts Test when low water alarms amp cut outs
engage Fire alarms
34
Define how often to execute work Task Frequency Interval for task execution
Example CalendarTime Weekly monthly quarterly or annually Usage (ldquorun timerdquo) System condition
35
Irsquove never done this before Where do I start
Maintenance Manuals Recommendations from Manufacturer
ASHRAE Standard 180 Equipment Tables
Other references FEMP ndash Federal Energy Management Program SMRP ndash Society of Maintenance amp Repair Professionals AFE - Association of Facility Engineers Search the Web Stanford University web site
36
Documentation Record (written or electronic) Inspection results Maintenance results Dates the work was performed Changes to tasks and reasons for change Deferred tasks
Review and compare to previous results Explain reason for changing task frequency
37
Authorization and Execution Requires the work be performed
Authorized by supervision Written form usually a work order Planned tasks Other situations requiring maintenance
Verbal instructions eg ldquotrouble callsrdquo Documentation to follow
Executed per maintenance plan
38
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
| Benefits | Technology | Rent | OampM | Churn | Salaries | ||||||
| 24 | 13 | 6 | 2 | 1 | 54 |
| Benefits | |
| Technology | |
| Rent | |
| OampM | |
| Churn | |
| Salaries |
11
Benefits24
Technology13
Rent6
OampM2
Salaries54
Churn1
Source Carnegie Mellon University 1999 Center for Building Performance and Diagnostics
Impact on Productivity
Actions taken to enhance worker productivity have huge payback potential
Typical costs for leased space
Airline industry needed comprehensive defined program Increased asset complexity - jets Scheduled overhaul too costly
Reactive Maintenance not effective Plan the work and work the plan
Costbenefit of planned work migrates to facilities Preventive Maintenance programs
12
ASHRAE Standard 180 ANSIASHRAEACCA Standard 180-2008 Standard
Practice for Inspection and Maintenance of Commercial Building HVAC Systems
Scope Energy Efficiency Thermal Comfort Indoor Air Quality
Address inconsistency of practices
13
bull First ASHRAE Standard placing compliance responsibility on facility owners
bull Requirements for minimum HVAC inspection amp maintenance program
bull Supports exceeding minimum
bull Benchmarking
bull Aligns service providers amp owners
14
bull Owner-friendly outcomesbull Less disruption due to planned workbull Contractorowner alignment bull Encourages program optimization
bull Development to smart buyerbull Defines key program elements bull Identifies representative frequency
and task activitybull Aligns expectations with outcomes
15
Section 1 Purpose
Section 2 Scope
Section 3 Definitions
Section 4 Implementation
Section 5 Required Tasks
16
Section 4 Implementation requirements Minimum program elements Defines Responsible Party
Defines Maintenance Program
Requires authorization and implementation
Program review and revision
17
What is a maintenance program
Maintenance program elements Asset inventory Maintenance Plan Program outcome objectives Condition indicators for equipment Inspectionmaintenance tasks Task frequency Documentation Authorization to execute Initial and final Review and revision
18
Asset inventory List of items inspected and maintained Includes identification location capacity Can sort by device unit andor system Data base includes maintenancerepair
data Start simple and update later (pilot program)
19
Maintenance Plan Defines level of effort to meet requirements
Planning organizing and control for the work within resource limits Includes What to do How often Defines success factors Expected results
20
Objectives for maintenance work Resultscondition state for assets Desired physical condition Desired performance (output) Desired operating characteristics Expected energy efficiency thermal comfort
and indoor air quality performance Up time Frequency of repair Visual appearance and integrity
21
Program outcome objectives Established for maintenance program
Examples of program metrics Backlog Ratio unplanned to total maintenance Ratio maintenance budget to plant
current replacement value Mean time between repairs
22
About defining objectives
Established by the responsible party and the implementing party
Measurement of objective Must be observable indicators
Are the basis for evaluating or inspecting elements of a system
23
Condition Indicators Descriptions and measures Physical characteristics Equipment delivery performance
Compared to agreed upon standard for assessment New condition Other Examples Amounttype of rust indicates physical
characteristic Surface or rust through Air flow rate indicates performance characteristic
24
Condition Indicators Actual compared to desired outcomes
Measure the effectiveness of the systems and equipment condition and performance
Effectiveness of the maintenance program
Note A significant aspect of inspection is to monitor and track degradation of condition and performance
25
Desired Physical Condition Inflation 30 psig
Desired Performance Life = 30000 miles
Frequency of Repair One flat per year
Program One inspectionadjustment per month
26
Tire example actual measurements Pressure = 25 psig Tread depth = 232rdquo 27000 miles
Question What action is appropriate
27
Define the Work Inspection and maintenance actions Required to preserve equipment its
designated purpose over an intended service life
A task Well-defined unit of work Described by sequence of instructions
28
0 01 02 03 04 05 06 07
No outside air intake at unit
Simultaneous heating and cooling
Fans run during unoccupied period
Cycling fans during occupied period
Low airflow
Refrigerant charge
Economizers
Problem Frequency Source New Buildings Institute - PIER
2929
0
01
02
03
04
05
06
07
No outside air intake at
unit
Simultaneous heating
and cooling
Fans run during
unoccupied period
Cycling fans during
occupied period
Low air
flow
Refrigerant charge
Economizers
Problem Frequency
Example maintenance tasks Cleaning calibration data collection visual inspectionobservation measurement lubrication
30
Air handling unit Change filters Adjust belt tension amp alignment Lubricate bearings Clean heat transfer coils Equipment manufacturerrsquos recommendations
At least during the warranty period
3131
Verify Proper Operation Control set points Calibration Shaft and sheave alignment Current draw or hot spots Damper actuators traverse properly Correct flow (water air etc) Approach temperatures Proper valves openclosed
32
bull Calibrationbull Critical control
sensors should be calibrated more frequently
bull Incorrectly placed
bull Failedbull Freeze Protection is
critical
33
Alarms and Limit Switches Verify alarm sensors amp shut off
devices function properly Donrsquot wait for an incident to learn status Test under actual conditions Boiler Example Test when relief valve lifts Test when low water alarms amp cut outs
engage Fire alarms
34
Define how often to execute work Task Frequency Interval for task execution
Example CalendarTime Weekly monthly quarterly or annually Usage (ldquorun timerdquo) System condition
35
Irsquove never done this before Where do I start
Maintenance Manuals Recommendations from Manufacturer
ASHRAE Standard 180 Equipment Tables
Other references FEMP ndash Federal Energy Management Program SMRP ndash Society of Maintenance amp Repair Professionals AFE - Association of Facility Engineers Search the Web Stanford University web site
36
Documentation Record (written or electronic) Inspection results Maintenance results Dates the work was performed Changes to tasks and reasons for change Deferred tasks
Review and compare to previous results Explain reason for changing task frequency
37
Authorization and Execution Requires the work be performed
Authorized by supervision Written form usually a work order Planned tasks Other situations requiring maintenance
Verbal instructions eg ldquotrouble callsrdquo Documentation to follow
Executed per maintenance plan
38
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
| Benefits | Technology | Rent | OampM | Churn | Salaries | ||||||
| 24 | 13 | 6 | 2 | 1 | 54 |
| Benefits | |
| Technology | |
| Rent | |
| OampM | |
| Churn | |
| Salaries |
Airline industry needed comprehensive defined program Increased asset complexity - jets Scheduled overhaul too costly
Reactive Maintenance not effective Plan the work and work the plan
Costbenefit of planned work migrates to facilities Preventive Maintenance programs
12
ASHRAE Standard 180 ANSIASHRAEACCA Standard 180-2008 Standard
Practice for Inspection and Maintenance of Commercial Building HVAC Systems
Scope Energy Efficiency Thermal Comfort Indoor Air Quality
Address inconsistency of practices
13
bull First ASHRAE Standard placing compliance responsibility on facility owners
bull Requirements for minimum HVAC inspection amp maintenance program
bull Supports exceeding minimum
bull Benchmarking
bull Aligns service providers amp owners
14
bull Owner-friendly outcomesbull Less disruption due to planned workbull Contractorowner alignment bull Encourages program optimization
bull Development to smart buyerbull Defines key program elements bull Identifies representative frequency
and task activitybull Aligns expectations with outcomes
15
Section 1 Purpose
Section 2 Scope
Section 3 Definitions
Section 4 Implementation
Section 5 Required Tasks
16
Section 4 Implementation requirements Minimum program elements Defines Responsible Party
Defines Maintenance Program
Requires authorization and implementation
Program review and revision
17
What is a maintenance program
Maintenance program elements Asset inventory Maintenance Plan Program outcome objectives Condition indicators for equipment Inspectionmaintenance tasks Task frequency Documentation Authorization to execute Initial and final Review and revision
18
Asset inventory List of items inspected and maintained Includes identification location capacity Can sort by device unit andor system Data base includes maintenancerepair
data Start simple and update later (pilot program)
19
Maintenance Plan Defines level of effort to meet requirements
Planning organizing and control for the work within resource limits Includes What to do How often Defines success factors Expected results
20
Objectives for maintenance work Resultscondition state for assets Desired physical condition Desired performance (output) Desired operating characteristics Expected energy efficiency thermal comfort
and indoor air quality performance Up time Frequency of repair Visual appearance and integrity
21
Program outcome objectives Established for maintenance program
Examples of program metrics Backlog Ratio unplanned to total maintenance Ratio maintenance budget to plant
current replacement value Mean time between repairs
22
About defining objectives
Established by the responsible party and the implementing party
Measurement of objective Must be observable indicators
Are the basis for evaluating or inspecting elements of a system
23
Condition Indicators Descriptions and measures Physical characteristics Equipment delivery performance
Compared to agreed upon standard for assessment New condition Other Examples Amounttype of rust indicates physical
characteristic Surface or rust through Air flow rate indicates performance characteristic
24
Condition Indicators Actual compared to desired outcomes
Measure the effectiveness of the systems and equipment condition and performance
Effectiveness of the maintenance program
Note A significant aspect of inspection is to monitor and track degradation of condition and performance
25
Desired Physical Condition Inflation 30 psig
Desired Performance Life = 30000 miles
Frequency of Repair One flat per year
Program One inspectionadjustment per month
26
Tire example actual measurements Pressure = 25 psig Tread depth = 232rdquo 27000 miles
Question What action is appropriate
27
Define the Work Inspection and maintenance actions Required to preserve equipment its
designated purpose over an intended service life
A task Well-defined unit of work Described by sequence of instructions
28
0 01 02 03 04 05 06 07
No outside air intake at unit
Simultaneous heating and cooling
Fans run during unoccupied period
Cycling fans during occupied period
Low airflow
Refrigerant charge
Economizers
Problem Frequency Source New Buildings Institute - PIER
2929
0
01
02
03
04
05
06
07
No outside air intake at
unit
Simultaneous heating
and cooling
Fans run during
unoccupied period
Cycling fans during
occupied period
Low air
flow
Refrigerant charge
Economizers
Problem Frequency
Example maintenance tasks Cleaning calibration data collection visual inspectionobservation measurement lubrication
30
Air handling unit Change filters Adjust belt tension amp alignment Lubricate bearings Clean heat transfer coils Equipment manufacturerrsquos recommendations
At least during the warranty period
3131
Verify Proper Operation Control set points Calibration Shaft and sheave alignment Current draw or hot spots Damper actuators traverse properly Correct flow (water air etc) Approach temperatures Proper valves openclosed
32
bull Calibrationbull Critical control
sensors should be calibrated more frequently
bull Incorrectly placed
bull Failedbull Freeze Protection is
critical
33
Alarms and Limit Switches Verify alarm sensors amp shut off
devices function properly Donrsquot wait for an incident to learn status Test under actual conditions Boiler Example Test when relief valve lifts Test when low water alarms amp cut outs
engage Fire alarms
34
Define how often to execute work Task Frequency Interval for task execution
Example CalendarTime Weekly monthly quarterly or annually Usage (ldquorun timerdquo) System condition
35
Irsquove never done this before Where do I start
Maintenance Manuals Recommendations from Manufacturer
ASHRAE Standard 180 Equipment Tables
Other references FEMP ndash Federal Energy Management Program SMRP ndash Society of Maintenance amp Repair Professionals AFE - Association of Facility Engineers Search the Web Stanford University web site
36
Documentation Record (written or electronic) Inspection results Maintenance results Dates the work was performed Changes to tasks and reasons for change Deferred tasks
Review and compare to previous results Explain reason for changing task frequency
37
Authorization and Execution Requires the work be performed
Authorized by supervision Written form usually a work order Planned tasks Other situations requiring maintenance
Verbal instructions eg ldquotrouble callsrdquo Documentation to follow
Executed per maintenance plan
38
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
| Benefits | Technology | Rent | OampM | Churn | Salaries | ||||||
| 24 | 13 | 6 | 2 | 1 | 54 |
| Benefits | |
| Technology | |
| Rent | |
| OampM | |
| Churn | |
| Salaries |
Airline industry needed comprehensive defined program Increased asset complexity - jets Scheduled overhaul too costly
Reactive Maintenance not effective Plan the work and work the plan
Costbenefit of planned work migrates to facilities Preventive Maintenance programs
12
ASHRAE Standard 180 ANSIASHRAEACCA Standard 180-2008 Standard
Practice for Inspection and Maintenance of Commercial Building HVAC Systems
Scope Energy Efficiency Thermal Comfort Indoor Air Quality
Address inconsistency of practices
13
bull First ASHRAE Standard placing compliance responsibility on facility owners
bull Requirements for minimum HVAC inspection amp maintenance program
bull Supports exceeding minimum
bull Benchmarking
bull Aligns service providers amp owners
14
bull Owner-friendly outcomesbull Less disruption due to planned workbull Contractorowner alignment bull Encourages program optimization
bull Development to smart buyerbull Defines key program elements bull Identifies representative frequency
and task activitybull Aligns expectations with outcomes
15
Section 1 Purpose
Section 2 Scope
Section 3 Definitions
Section 4 Implementation
Section 5 Required Tasks
16
Section 4 Implementation requirements Minimum program elements Defines Responsible Party
Defines Maintenance Program
Requires authorization and implementation
Program review and revision
17
What is a maintenance program
Maintenance program elements Asset inventory Maintenance Plan Program outcome objectives Condition indicators for equipment Inspectionmaintenance tasks Task frequency Documentation Authorization to execute Initial and final Review and revision
18
Asset inventory List of items inspected and maintained Includes identification location capacity Can sort by device unit andor system Data base includes maintenancerepair
data Start simple and update later (pilot program)
19
Maintenance Plan Defines level of effort to meet requirements
Planning organizing and control for the work within resource limits Includes What to do How often Defines success factors Expected results
20
Objectives for maintenance work Resultscondition state for assets Desired physical condition Desired performance (output) Desired operating characteristics Expected energy efficiency thermal comfort
and indoor air quality performance Up time Frequency of repair Visual appearance and integrity
21
Program outcome objectives Established for maintenance program
Examples of program metrics Backlog Ratio unplanned to total maintenance Ratio maintenance budget to plant
current replacement value Mean time between repairs
22
About defining objectives
Established by the responsible party and the implementing party
Measurement of objective Must be observable indicators
Are the basis for evaluating or inspecting elements of a system
23
Condition Indicators Descriptions and measures Physical characteristics Equipment delivery performance
Compared to agreed upon standard for assessment New condition Other Examples Amounttype of rust indicates physical
characteristic Surface or rust through Air flow rate indicates performance characteristic
24
Condition Indicators Actual compared to desired outcomes
Measure the effectiveness of the systems and equipment condition and performance
Effectiveness of the maintenance program
Note A significant aspect of inspection is to monitor and track degradation of condition and performance
25
Desired Physical Condition Inflation 30 psig
Desired Performance Life = 30000 miles
Frequency of Repair One flat per year
Program One inspectionadjustment per month
26
Tire example actual measurements Pressure = 25 psig Tread depth = 232rdquo 27000 miles
Question What action is appropriate
27
Define the Work Inspection and maintenance actions Required to preserve equipment its
designated purpose over an intended service life
A task Well-defined unit of work Described by sequence of instructions
28
0 01 02 03 04 05 06 07
No outside air intake at unit
Simultaneous heating and cooling
Fans run during unoccupied period
Cycling fans during occupied period
Low airflow
Refrigerant charge
Economizers
Problem Frequency Source New Buildings Institute - PIER
2929
0
01
02
03
04
05
06
07
No outside air intake at
unit
Simultaneous heating
and cooling
Fans run during
unoccupied period
Cycling fans during
occupied period
Low air
flow
Refrigerant charge
Economizers
Problem Frequency
Example maintenance tasks Cleaning calibration data collection visual inspectionobservation measurement lubrication
30
Air handling unit Change filters Adjust belt tension amp alignment Lubricate bearings Clean heat transfer coils Equipment manufacturerrsquos recommendations
At least during the warranty period
3131
Verify Proper Operation Control set points Calibration Shaft and sheave alignment Current draw or hot spots Damper actuators traverse properly Correct flow (water air etc) Approach temperatures Proper valves openclosed
32
bull Calibrationbull Critical control
sensors should be calibrated more frequently
bull Incorrectly placed
bull Failedbull Freeze Protection is
critical
33
Alarms and Limit Switches Verify alarm sensors amp shut off
devices function properly Donrsquot wait for an incident to learn status Test under actual conditions Boiler Example Test when relief valve lifts Test when low water alarms amp cut outs
engage Fire alarms
34
Define how often to execute work Task Frequency Interval for task execution
Example CalendarTime Weekly monthly quarterly or annually Usage (ldquorun timerdquo) System condition
35
Irsquove never done this before Where do I start
Maintenance Manuals Recommendations from Manufacturer
ASHRAE Standard 180 Equipment Tables
Other references FEMP ndash Federal Energy Management Program SMRP ndash Society of Maintenance amp Repair Professionals AFE - Association of Facility Engineers Search the Web Stanford University web site
36
Documentation Record (written or electronic) Inspection results Maintenance results Dates the work was performed Changes to tasks and reasons for change Deferred tasks
Review and compare to previous results Explain reason for changing task frequency
37
Authorization and Execution Requires the work be performed
Authorized by supervision Written form usually a work order Planned tasks Other situations requiring maintenance
Verbal instructions eg ldquotrouble callsrdquo Documentation to follow
Executed per maintenance plan
38
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
| Benefits | Technology | Rent | OampM | Churn | Salaries | ||||||
| 24 | 13 | 6 | 2 | 1 | 54 |
Airline industry needed comprehensive defined program Increased asset complexity - jets Scheduled overhaul too costly
Reactive Maintenance not effective Plan the work and work the plan
Costbenefit of planned work migrates to facilities Preventive Maintenance programs
12
ASHRAE Standard 180 ANSIASHRAEACCA Standard 180-2008 Standard
Practice for Inspection and Maintenance of Commercial Building HVAC Systems
Scope Energy Efficiency Thermal Comfort Indoor Air Quality
Address inconsistency of practices
13
bull First ASHRAE Standard placing compliance responsibility on facility owners
bull Requirements for minimum HVAC inspection amp maintenance program
bull Supports exceeding minimum
bull Benchmarking
bull Aligns service providers amp owners
14
bull Owner-friendly outcomesbull Less disruption due to planned workbull Contractorowner alignment bull Encourages program optimization
bull Development to smart buyerbull Defines key program elements bull Identifies representative frequency
and task activitybull Aligns expectations with outcomes
15
Section 1 Purpose
Section 2 Scope
Section 3 Definitions
Section 4 Implementation
Section 5 Required Tasks
16
Section 4 Implementation requirements Minimum program elements Defines Responsible Party
Defines Maintenance Program
Requires authorization and implementation
Program review and revision
17
What is a maintenance program
Maintenance program elements Asset inventory Maintenance Plan Program outcome objectives Condition indicators for equipment Inspectionmaintenance tasks Task frequency Documentation Authorization to execute Initial and final Review and revision
18
Asset inventory List of items inspected and maintained Includes identification location capacity Can sort by device unit andor system Data base includes maintenancerepair
data Start simple and update later (pilot program)
19
Maintenance Plan Defines level of effort to meet requirements
Planning organizing and control for the work within resource limits Includes What to do How often Defines success factors Expected results
20
Objectives for maintenance work Resultscondition state for assets Desired physical condition Desired performance (output) Desired operating characteristics Expected energy efficiency thermal comfort
and indoor air quality performance Up time Frequency of repair Visual appearance and integrity
21
Program outcome objectives Established for maintenance program
Examples of program metrics Backlog Ratio unplanned to total maintenance Ratio maintenance budget to plant
current replacement value Mean time between repairs
22
About defining objectives
Established by the responsible party and the implementing party
Measurement of objective Must be observable indicators
Are the basis for evaluating or inspecting elements of a system
23
Condition Indicators Descriptions and measures Physical characteristics Equipment delivery performance
Compared to agreed upon standard for assessment New condition Other Examples Amounttype of rust indicates physical
characteristic Surface or rust through Air flow rate indicates performance characteristic
24
Condition Indicators Actual compared to desired outcomes
Measure the effectiveness of the systems and equipment condition and performance
Effectiveness of the maintenance program
Note A significant aspect of inspection is to monitor and track degradation of condition and performance
25
Desired Physical Condition Inflation 30 psig
Desired Performance Life = 30000 miles
Frequency of Repair One flat per year
Program One inspectionadjustment per month
26
Tire example actual measurements Pressure = 25 psig Tread depth = 232rdquo 27000 miles
Question What action is appropriate
27
Define the Work Inspection and maintenance actions Required to preserve equipment its
designated purpose over an intended service life
A task Well-defined unit of work Described by sequence of instructions
28
0 01 02 03 04 05 06 07
No outside air intake at unit
Simultaneous heating and cooling
Fans run during unoccupied period
Cycling fans during occupied period
Low airflow
Refrigerant charge
Economizers
Problem Frequency Source New Buildings Institute - PIER
2929
0
01
02
03
04
05
06
07
No outside air intake at
unit
Simultaneous heating
and cooling
Fans run during
unoccupied period
Cycling fans during
occupied period
Low air
flow
Refrigerant charge
Economizers
Problem Frequency
Example maintenance tasks Cleaning calibration data collection visual inspectionobservation measurement lubrication
30
Air handling unit Change filters Adjust belt tension amp alignment Lubricate bearings Clean heat transfer coils Equipment manufacturerrsquos recommendations
At least during the warranty period
3131
Verify Proper Operation Control set points Calibration Shaft and sheave alignment Current draw or hot spots Damper actuators traverse properly Correct flow (water air etc) Approach temperatures Proper valves openclosed
32
bull Calibrationbull Critical control
sensors should be calibrated more frequently
bull Incorrectly placed
bull Failedbull Freeze Protection is
critical
33
Alarms and Limit Switches Verify alarm sensors amp shut off
devices function properly Donrsquot wait for an incident to learn status Test under actual conditions Boiler Example Test when relief valve lifts Test when low water alarms amp cut outs
engage Fire alarms
34
Define how often to execute work Task Frequency Interval for task execution
Example CalendarTime Weekly monthly quarterly or annually Usage (ldquorun timerdquo) System condition
35
Irsquove never done this before Where do I start
Maintenance Manuals Recommendations from Manufacturer
ASHRAE Standard 180 Equipment Tables
Other references FEMP ndash Federal Energy Management Program SMRP ndash Society of Maintenance amp Repair Professionals AFE - Association of Facility Engineers Search the Web Stanford University web site
36
Documentation Record (written or electronic) Inspection results Maintenance results Dates the work was performed Changes to tasks and reasons for change Deferred tasks
Review and compare to previous results Explain reason for changing task frequency
37
Authorization and Execution Requires the work be performed
Authorized by supervision Written form usually a work order Planned tasks Other situations requiring maintenance
Verbal instructions eg ldquotrouble callsrdquo Documentation to follow
Executed per maintenance plan
38
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Airline industry needed comprehensive defined program Increased asset complexity - jets Scheduled overhaul too costly
Reactive Maintenance not effective Plan the work and work the plan
Costbenefit of planned work migrates to facilities Preventive Maintenance programs
12
ASHRAE Standard 180 ANSIASHRAEACCA Standard 180-2008 Standard
Practice for Inspection and Maintenance of Commercial Building HVAC Systems
Scope Energy Efficiency Thermal Comfort Indoor Air Quality
Address inconsistency of practices
13
bull First ASHRAE Standard placing compliance responsibility on facility owners
bull Requirements for minimum HVAC inspection amp maintenance program
bull Supports exceeding minimum
bull Benchmarking
bull Aligns service providers amp owners
14
bull Owner-friendly outcomesbull Less disruption due to planned workbull Contractorowner alignment bull Encourages program optimization
bull Development to smart buyerbull Defines key program elements bull Identifies representative frequency
and task activitybull Aligns expectations with outcomes
15
Section 1 Purpose
Section 2 Scope
Section 3 Definitions
Section 4 Implementation
Section 5 Required Tasks
16
Section 4 Implementation requirements Minimum program elements Defines Responsible Party
Defines Maintenance Program
Requires authorization and implementation
Program review and revision
17
What is a maintenance program
Maintenance program elements Asset inventory Maintenance Plan Program outcome objectives Condition indicators for equipment Inspectionmaintenance tasks Task frequency Documentation Authorization to execute Initial and final Review and revision
18
Asset inventory List of items inspected and maintained Includes identification location capacity Can sort by device unit andor system Data base includes maintenancerepair
data Start simple and update later (pilot program)
19
Maintenance Plan Defines level of effort to meet requirements
Planning organizing and control for the work within resource limits Includes What to do How often Defines success factors Expected results
20
Objectives for maintenance work Resultscondition state for assets Desired physical condition Desired performance (output) Desired operating characteristics Expected energy efficiency thermal comfort
and indoor air quality performance Up time Frequency of repair Visual appearance and integrity
21
Program outcome objectives Established for maintenance program
Examples of program metrics Backlog Ratio unplanned to total maintenance Ratio maintenance budget to plant
current replacement value Mean time between repairs
22
About defining objectives
Established by the responsible party and the implementing party
Measurement of objective Must be observable indicators
Are the basis for evaluating or inspecting elements of a system
23
Condition Indicators Descriptions and measures Physical characteristics Equipment delivery performance
Compared to agreed upon standard for assessment New condition Other Examples Amounttype of rust indicates physical
characteristic Surface or rust through Air flow rate indicates performance characteristic
24
Condition Indicators Actual compared to desired outcomes
Measure the effectiveness of the systems and equipment condition and performance
Effectiveness of the maintenance program
Note A significant aspect of inspection is to monitor and track degradation of condition and performance
25
Desired Physical Condition Inflation 30 psig
Desired Performance Life = 30000 miles
Frequency of Repair One flat per year
Program One inspectionadjustment per month
26
Tire example actual measurements Pressure = 25 psig Tread depth = 232rdquo 27000 miles
Question What action is appropriate
27
Define the Work Inspection and maintenance actions Required to preserve equipment its
designated purpose over an intended service life
A task Well-defined unit of work Described by sequence of instructions
28
0 01 02 03 04 05 06 07
No outside air intake at unit
Simultaneous heating and cooling
Fans run during unoccupied period
Cycling fans during occupied period
Low airflow
Refrigerant charge
Economizers
Problem Frequency Source New Buildings Institute - PIER
2929
0
01
02
03
04
05
06
07
No outside air intake at
unit
Simultaneous heating
and cooling
Fans run during
unoccupied period
Cycling fans during
occupied period
Low air
flow
Refrigerant charge
Economizers
Problem Frequency
Example maintenance tasks Cleaning calibration data collection visual inspectionobservation measurement lubrication
30
Air handling unit Change filters Adjust belt tension amp alignment Lubricate bearings Clean heat transfer coils Equipment manufacturerrsquos recommendations
At least during the warranty period
3131
Verify Proper Operation Control set points Calibration Shaft and sheave alignment Current draw or hot spots Damper actuators traverse properly Correct flow (water air etc) Approach temperatures Proper valves openclosed
32
bull Calibrationbull Critical control
sensors should be calibrated more frequently
bull Incorrectly placed
bull Failedbull Freeze Protection is
critical
33
Alarms and Limit Switches Verify alarm sensors amp shut off
devices function properly Donrsquot wait for an incident to learn status Test under actual conditions Boiler Example Test when relief valve lifts Test when low water alarms amp cut outs
engage Fire alarms
34
Define how often to execute work Task Frequency Interval for task execution
Example CalendarTime Weekly monthly quarterly or annually Usage (ldquorun timerdquo) System condition
35
Irsquove never done this before Where do I start
Maintenance Manuals Recommendations from Manufacturer
ASHRAE Standard 180 Equipment Tables
Other references FEMP ndash Federal Energy Management Program SMRP ndash Society of Maintenance amp Repair Professionals AFE - Association of Facility Engineers Search the Web Stanford University web site
36
Documentation Record (written or electronic) Inspection results Maintenance results Dates the work was performed Changes to tasks and reasons for change Deferred tasks
Review and compare to previous results Explain reason for changing task frequency
37
Authorization and Execution Requires the work be performed
Authorized by supervision Written form usually a work order Planned tasks Other situations requiring maintenance
Verbal instructions eg ldquotrouble callsrdquo Documentation to follow
Executed per maintenance plan
38
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Airline industry needed comprehensive defined program Increased asset complexity - jets Scheduled overhaul too costly
Reactive Maintenance not effective Plan the work and work the plan
Costbenefit of planned work migrates to facilities Preventive Maintenance programs
12
ASHRAE Standard 180 ANSIASHRAEACCA Standard 180-2008 Standard
Practice for Inspection and Maintenance of Commercial Building HVAC Systems
Scope Energy Efficiency Thermal Comfort Indoor Air Quality
Address inconsistency of practices
13
bull First ASHRAE Standard placing compliance responsibility on facility owners
bull Requirements for minimum HVAC inspection amp maintenance program
bull Supports exceeding minimum
bull Benchmarking
bull Aligns service providers amp owners
14
bull Owner-friendly outcomesbull Less disruption due to planned workbull Contractorowner alignment bull Encourages program optimization
bull Development to smart buyerbull Defines key program elements bull Identifies representative frequency
and task activitybull Aligns expectations with outcomes
15
Section 1 Purpose
Section 2 Scope
Section 3 Definitions
Section 4 Implementation
Section 5 Required Tasks
16
Section 4 Implementation requirements Minimum program elements Defines Responsible Party
Defines Maintenance Program
Requires authorization and implementation
Program review and revision
17
What is a maintenance program
Maintenance program elements Asset inventory Maintenance Plan Program outcome objectives Condition indicators for equipment Inspectionmaintenance tasks Task frequency Documentation Authorization to execute Initial and final Review and revision
18
Asset inventory List of items inspected and maintained Includes identification location capacity Can sort by device unit andor system Data base includes maintenancerepair
data Start simple and update later (pilot program)
19
Maintenance Plan Defines level of effort to meet requirements
Planning organizing and control for the work within resource limits Includes What to do How often Defines success factors Expected results
20
Objectives for maintenance work Resultscondition state for assets Desired physical condition Desired performance (output) Desired operating characteristics Expected energy efficiency thermal comfort
and indoor air quality performance Up time Frequency of repair Visual appearance and integrity
21
Program outcome objectives Established for maintenance program
Examples of program metrics Backlog Ratio unplanned to total maintenance Ratio maintenance budget to plant
current replacement value Mean time between repairs
22
About defining objectives
Established by the responsible party and the implementing party
Measurement of objective Must be observable indicators
Are the basis for evaluating or inspecting elements of a system
23
Condition Indicators Descriptions and measures Physical characteristics Equipment delivery performance
Compared to agreed upon standard for assessment New condition Other Examples Amounttype of rust indicates physical
characteristic Surface or rust through Air flow rate indicates performance characteristic
24
Condition Indicators Actual compared to desired outcomes
Measure the effectiveness of the systems and equipment condition and performance
Effectiveness of the maintenance program
Note A significant aspect of inspection is to monitor and track degradation of condition and performance
25
Desired Physical Condition Inflation 30 psig
Desired Performance Life = 30000 miles
Frequency of Repair One flat per year
Program One inspectionadjustment per month
26
Tire example actual measurements Pressure = 25 psig Tread depth = 232rdquo 27000 miles
Question What action is appropriate
27
Define the Work Inspection and maintenance actions Required to preserve equipment its
designated purpose over an intended service life
A task Well-defined unit of work Described by sequence of instructions
28
0 01 02 03 04 05 06 07
No outside air intake at unit
Simultaneous heating and cooling
Fans run during unoccupied period
Cycling fans during occupied period
Low airflow
Refrigerant charge
Economizers
Problem Frequency Source New Buildings Institute - PIER
2929
0
01
02
03
04
05
06
07
No outside air intake at
unit
Simultaneous heating
and cooling
Fans run during
unoccupied period
Cycling fans during
occupied period
Low air
flow
Refrigerant charge
Economizers
Problem Frequency
Example maintenance tasks Cleaning calibration data collection visual inspectionobservation measurement lubrication
30
Air handling unit Change filters Adjust belt tension amp alignment Lubricate bearings Clean heat transfer coils Equipment manufacturerrsquos recommendations
At least during the warranty period
3131
Verify Proper Operation Control set points Calibration Shaft and sheave alignment Current draw or hot spots Damper actuators traverse properly Correct flow (water air etc) Approach temperatures Proper valves openclosed
32
bull Calibrationbull Critical control
sensors should be calibrated more frequently
bull Incorrectly placed
bull Failedbull Freeze Protection is
critical
33
Alarms and Limit Switches Verify alarm sensors amp shut off
devices function properly Donrsquot wait for an incident to learn status Test under actual conditions Boiler Example Test when relief valve lifts Test when low water alarms amp cut outs
engage Fire alarms
34
Define how often to execute work Task Frequency Interval for task execution
Example CalendarTime Weekly monthly quarterly or annually Usage (ldquorun timerdquo) System condition
35
Irsquove never done this before Where do I start
Maintenance Manuals Recommendations from Manufacturer
ASHRAE Standard 180 Equipment Tables
Other references FEMP ndash Federal Energy Management Program SMRP ndash Society of Maintenance amp Repair Professionals AFE - Association of Facility Engineers Search the Web Stanford University web site
36
Documentation Record (written or electronic) Inspection results Maintenance results Dates the work was performed Changes to tasks and reasons for change Deferred tasks
Review and compare to previous results Explain reason for changing task frequency
37
Authorization and Execution Requires the work be performed
Authorized by supervision Written form usually a work order Planned tasks Other situations requiring maintenance
Verbal instructions eg ldquotrouble callsrdquo Documentation to follow
Executed per maintenance plan
38
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
ASHRAE Standard 180 ANSIASHRAEACCA Standard 180-2008 Standard
Practice for Inspection and Maintenance of Commercial Building HVAC Systems
Scope Energy Efficiency Thermal Comfort Indoor Air Quality
Address inconsistency of practices
13
bull First ASHRAE Standard placing compliance responsibility on facility owners
bull Requirements for minimum HVAC inspection amp maintenance program
bull Supports exceeding minimum
bull Benchmarking
bull Aligns service providers amp owners
14
bull Owner-friendly outcomesbull Less disruption due to planned workbull Contractorowner alignment bull Encourages program optimization
bull Development to smart buyerbull Defines key program elements bull Identifies representative frequency
and task activitybull Aligns expectations with outcomes
15
Section 1 Purpose
Section 2 Scope
Section 3 Definitions
Section 4 Implementation
Section 5 Required Tasks
16
Section 4 Implementation requirements Minimum program elements Defines Responsible Party
Defines Maintenance Program
Requires authorization and implementation
Program review and revision
17
What is a maintenance program
Maintenance program elements Asset inventory Maintenance Plan Program outcome objectives Condition indicators for equipment Inspectionmaintenance tasks Task frequency Documentation Authorization to execute Initial and final Review and revision
18
Asset inventory List of items inspected and maintained Includes identification location capacity Can sort by device unit andor system Data base includes maintenancerepair
data Start simple and update later (pilot program)
19
Maintenance Plan Defines level of effort to meet requirements
Planning organizing and control for the work within resource limits Includes What to do How often Defines success factors Expected results
20
Objectives for maintenance work Resultscondition state for assets Desired physical condition Desired performance (output) Desired operating characteristics Expected energy efficiency thermal comfort
and indoor air quality performance Up time Frequency of repair Visual appearance and integrity
21
Program outcome objectives Established for maintenance program
Examples of program metrics Backlog Ratio unplanned to total maintenance Ratio maintenance budget to plant
current replacement value Mean time between repairs
22
About defining objectives
Established by the responsible party and the implementing party
Measurement of objective Must be observable indicators
Are the basis for evaluating or inspecting elements of a system
23
Condition Indicators Descriptions and measures Physical characteristics Equipment delivery performance
Compared to agreed upon standard for assessment New condition Other Examples Amounttype of rust indicates physical
characteristic Surface or rust through Air flow rate indicates performance characteristic
24
Condition Indicators Actual compared to desired outcomes
Measure the effectiveness of the systems and equipment condition and performance
Effectiveness of the maintenance program
Note A significant aspect of inspection is to monitor and track degradation of condition and performance
25
Desired Physical Condition Inflation 30 psig
Desired Performance Life = 30000 miles
Frequency of Repair One flat per year
Program One inspectionadjustment per month
26
Tire example actual measurements Pressure = 25 psig Tread depth = 232rdquo 27000 miles
Question What action is appropriate
27
Define the Work Inspection and maintenance actions Required to preserve equipment its
designated purpose over an intended service life
A task Well-defined unit of work Described by sequence of instructions
28
0 01 02 03 04 05 06 07
No outside air intake at unit
Simultaneous heating and cooling
Fans run during unoccupied period
Cycling fans during occupied period
Low airflow
Refrigerant charge
Economizers
Problem Frequency Source New Buildings Institute - PIER
2929
0
01
02
03
04
05
06
07
No outside air intake at
unit
Simultaneous heating
and cooling
Fans run during
unoccupied period
Cycling fans during
occupied period
Low air
flow
Refrigerant charge
Economizers
Problem Frequency
Example maintenance tasks Cleaning calibration data collection visual inspectionobservation measurement lubrication
30
Air handling unit Change filters Adjust belt tension amp alignment Lubricate bearings Clean heat transfer coils Equipment manufacturerrsquos recommendations
At least during the warranty period
3131
Verify Proper Operation Control set points Calibration Shaft and sheave alignment Current draw or hot spots Damper actuators traverse properly Correct flow (water air etc) Approach temperatures Proper valves openclosed
32
bull Calibrationbull Critical control
sensors should be calibrated more frequently
bull Incorrectly placed
bull Failedbull Freeze Protection is
critical
33
Alarms and Limit Switches Verify alarm sensors amp shut off
devices function properly Donrsquot wait for an incident to learn status Test under actual conditions Boiler Example Test when relief valve lifts Test when low water alarms amp cut outs
engage Fire alarms
34
Define how often to execute work Task Frequency Interval for task execution
Example CalendarTime Weekly monthly quarterly or annually Usage (ldquorun timerdquo) System condition
35
Irsquove never done this before Where do I start
Maintenance Manuals Recommendations from Manufacturer
ASHRAE Standard 180 Equipment Tables
Other references FEMP ndash Federal Energy Management Program SMRP ndash Society of Maintenance amp Repair Professionals AFE - Association of Facility Engineers Search the Web Stanford University web site
36
Documentation Record (written or electronic) Inspection results Maintenance results Dates the work was performed Changes to tasks and reasons for change Deferred tasks
Review and compare to previous results Explain reason for changing task frequency
37
Authorization and Execution Requires the work be performed
Authorized by supervision Written form usually a work order Planned tasks Other situations requiring maintenance
Verbal instructions eg ldquotrouble callsrdquo Documentation to follow
Executed per maintenance plan
38
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
bull First ASHRAE Standard placing compliance responsibility on facility owners
bull Requirements for minimum HVAC inspection amp maintenance program
bull Supports exceeding minimum
bull Benchmarking
bull Aligns service providers amp owners
14
bull Owner-friendly outcomesbull Less disruption due to planned workbull Contractorowner alignment bull Encourages program optimization
bull Development to smart buyerbull Defines key program elements bull Identifies representative frequency
and task activitybull Aligns expectations with outcomes
15
Section 1 Purpose
Section 2 Scope
Section 3 Definitions
Section 4 Implementation
Section 5 Required Tasks
16
Section 4 Implementation requirements Minimum program elements Defines Responsible Party
Defines Maintenance Program
Requires authorization and implementation
Program review and revision
17
What is a maintenance program
Maintenance program elements Asset inventory Maintenance Plan Program outcome objectives Condition indicators for equipment Inspectionmaintenance tasks Task frequency Documentation Authorization to execute Initial and final Review and revision
18
Asset inventory List of items inspected and maintained Includes identification location capacity Can sort by device unit andor system Data base includes maintenancerepair
data Start simple and update later (pilot program)
19
Maintenance Plan Defines level of effort to meet requirements
Planning organizing and control for the work within resource limits Includes What to do How often Defines success factors Expected results
20
Objectives for maintenance work Resultscondition state for assets Desired physical condition Desired performance (output) Desired operating characteristics Expected energy efficiency thermal comfort
and indoor air quality performance Up time Frequency of repair Visual appearance and integrity
21
Program outcome objectives Established for maintenance program
Examples of program metrics Backlog Ratio unplanned to total maintenance Ratio maintenance budget to plant
current replacement value Mean time between repairs
22
About defining objectives
Established by the responsible party and the implementing party
Measurement of objective Must be observable indicators
Are the basis for evaluating or inspecting elements of a system
23
Condition Indicators Descriptions and measures Physical characteristics Equipment delivery performance
Compared to agreed upon standard for assessment New condition Other Examples Amounttype of rust indicates physical
characteristic Surface or rust through Air flow rate indicates performance characteristic
24
Condition Indicators Actual compared to desired outcomes
Measure the effectiveness of the systems and equipment condition and performance
Effectiveness of the maintenance program
Note A significant aspect of inspection is to monitor and track degradation of condition and performance
25
Desired Physical Condition Inflation 30 psig
Desired Performance Life = 30000 miles
Frequency of Repair One flat per year
Program One inspectionadjustment per month
26
Tire example actual measurements Pressure = 25 psig Tread depth = 232rdquo 27000 miles
Question What action is appropriate
27
Define the Work Inspection and maintenance actions Required to preserve equipment its
designated purpose over an intended service life
A task Well-defined unit of work Described by sequence of instructions
28
0 01 02 03 04 05 06 07
No outside air intake at unit
Simultaneous heating and cooling
Fans run during unoccupied period
Cycling fans during occupied period
Low airflow
Refrigerant charge
Economizers
Problem Frequency Source New Buildings Institute - PIER
2929
0
01
02
03
04
05
06
07
No outside air intake at
unit
Simultaneous heating
and cooling
Fans run during
unoccupied period
Cycling fans during
occupied period
Low air
flow
Refrigerant charge
Economizers
Problem Frequency
Example maintenance tasks Cleaning calibration data collection visual inspectionobservation measurement lubrication
30
Air handling unit Change filters Adjust belt tension amp alignment Lubricate bearings Clean heat transfer coils Equipment manufacturerrsquos recommendations
At least during the warranty period
3131
Verify Proper Operation Control set points Calibration Shaft and sheave alignment Current draw or hot spots Damper actuators traverse properly Correct flow (water air etc) Approach temperatures Proper valves openclosed
32
bull Calibrationbull Critical control
sensors should be calibrated more frequently
bull Incorrectly placed
bull Failedbull Freeze Protection is
critical
33
Alarms and Limit Switches Verify alarm sensors amp shut off
devices function properly Donrsquot wait for an incident to learn status Test under actual conditions Boiler Example Test when relief valve lifts Test when low water alarms amp cut outs
engage Fire alarms
34
Define how often to execute work Task Frequency Interval for task execution
Example CalendarTime Weekly monthly quarterly or annually Usage (ldquorun timerdquo) System condition
35
Irsquove never done this before Where do I start
Maintenance Manuals Recommendations from Manufacturer
ASHRAE Standard 180 Equipment Tables
Other references FEMP ndash Federal Energy Management Program SMRP ndash Society of Maintenance amp Repair Professionals AFE - Association of Facility Engineers Search the Web Stanford University web site
36
Documentation Record (written or electronic) Inspection results Maintenance results Dates the work was performed Changes to tasks and reasons for change Deferred tasks
Review and compare to previous results Explain reason for changing task frequency
37
Authorization and Execution Requires the work be performed
Authorized by supervision Written form usually a work order Planned tasks Other situations requiring maintenance
Verbal instructions eg ldquotrouble callsrdquo Documentation to follow
Executed per maintenance plan
38
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
bull Owner-friendly outcomesbull Less disruption due to planned workbull Contractorowner alignment bull Encourages program optimization
bull Development to smart buyerbull Defines key program elements bull Identifies representative frequency
and task activitybull Aligns expectations with outcomes
15
Section 1 Purpose
Section 2 Scope
Section 3 Definitions
Section 4 Implementation
Section 5 Required Tasks
16
Section 4 Implementation requirements Minimum program elements Defines Responsible Party
Defines Maintenance Program
Requires authorization and implementation
Program review and revision
17
What is a maintenance program
Maintenance program elements Asset inventory Maintenance Plan Program outcome objectives Condition indicators for equipment Inspectionmaintenance tasks Task frequency Documentation Authorization to execute Initial and final Review and revision
18
Asset inventory List of items inspected and maintained Includes identification location capacity Can sort by device unit andor system Data base includes maintenancerepair
data Start simple and update later (pilot program)
19
Maintenance Plan Defines level of effort to meet requirements
Planning organizing and control for the work within resource limits Includes What to do How often Defines success factors Expected results
20
Objectives for maintenance work Resultscondition state for assets Desired physical condition Desired performance (output) Desired operating characteristics Expected energy efficiency thermal comfort
and indoor air quality performance Up time Frequency of repair Visual appearance and integrity
21
Program outcome objectives Established for maintenance program
Examples of program metrics Backlog Ratio unplanned to total maintenance Ratio maintenance budget to plant
current replacement value Mean time between repairs
22
About defining objectives
Established by the responsible party and the implementing party
Measurement of objective Must be observable indicators
Are the basis for evaluating or inspecting elements of a system
23
Condition Indicators Descriptions and measures Physical characteristics Equipment delivery performance
Compared to agreed upon standard for assessment New condition Other Examples Amounttype of rust indicates physical
characteristic Surface or rust through Air flow rate indicates performance characteristic
24
Condition Indicators Actual compared to desired outcomes
Measure the effectiveness of the systems and equipment condition and performance
Effectiveness of the maintenance program
Note A significant aspect of inspection is to monitor and track degradation of condition and performance
25
Desired Physical Condition Inflation 30 psig
Desired Performance Life = 30000 miles
Frequency of Repair One flat per year
Program One inspectionadjustment per month
26
Tire example actual measurements Pressure = 25 psig Tread depth = 232rdquo 27000 miles
Question What action is appropriate
27
Define the Work Inspection and maintenance actions Required to preserve equipment its
designated purpose over an intended service life
A task Well-defined unit of work Described by sequence of instructions
28
0 01 02 03 04 05 06 07
No outside air intake at unit
Simultaneous heating and cooling
Fans run during unoccupied period
Cycling fans during occupied period
Low airflow
Refrigerant charge
Economizers
Problem Frequency Source New Buildings Institute - PIER
2929
0
01
02
03
04
05
06
07
No outside air intake at
unit
Simultaneous heating
and cooling
Fans run during
unoccupied period
Cycling fans during
occupied period
Low air
flow
Refrigerant charge
Economizers
Problem Frequency
Example maintenance tasks Cleaning calibration data collection visual inspectionobservation measurement lubrication
30
Air handling unit Change filters Adjust belt tension amp alignment Lubricate bearings Clean heat transfer coils Equipment manufacturerrsquos recommendations
At least during the warranty period
3131
Verify Proper Operation Control set points Calibration Shaft and sheave alignment Current draw or hot spots Damper actuators traverse properly Correct flow (water air etc) Approach temperatures Proper valves openclosed
32
bull Calibrationbull Critical control
sensors should be calibrated more frequently
bull Incorrectly placed
bull Failedbull Freeze Protection is
critical
33
Alarms and Limit Switches Verify alarm sensors amp shut off
devices function properly Donrsquot wait for an incident to learn status Test under actual conditions Boiler Example Test when relief valve lifts Test when low water alarms amp cut outs
engage Fire alarms
34
Define how often to execute work Task Frequency Interval for task execution
Example CalendarTime Weekly monthly quarterly or annually Usage (ldquorun timerdquo) System condition
35
Irsquove never done this before Where do I start
Maintenance Manuals Recommendations from Manufacturer
ASHRAE Standard 180 Equipment Tables
Other references FEMP ndash Federal Energy Management Program SMRP ndash Society of Maintenance amp Repair Professionals AFE - Association of Facility Engineers Search the Web Stanford University web site
36
Documentation Record (written or electronic) Inspection results Maintenance results Dates the work was performed Changes to tasks and reasons for change Deferred tasks
Review and compare to previous results Explain reason for changing task frequency
37
Authorization and Execution Requires the work be performed
Authorized by supervision Written form usually a work order Planned tasks Other situations requiring maintenance
Verbal instructions eg ldquotrouble callsrdquo Documentation to follow
Executed per maintenance plan
38
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Section 1 Purpose
Section 2 Scope
Section 3 Definitions
Section 4 Implementation
Section 5 Required Tasks
16
Section 4 Implementation requirements Minimum program elements Defines Responsible Party
Defines Maintenance Program
Requires authorization and implementation
Program review and revision
17
What is a maintenance program
Maintenance program elements Asset inventory Maintenance Plan Program outcome objectives Condition indicators for equipment Inspectionmaintenance tasks Task frequency Documentation Authorization to execute Initial and final Review and revision
18
Asset inventory List of items inspected and maintained Includes identification location capacity Can sort by device unit andor system Data base includes maintenancerepair
data Start simple and update later (pilot program)
19
Maintenance Plan Defines level of effort to meet requirements
Planning organizing and control for the work within resource limits Includes What to do How often Defines success factors Expected results
20
Objectives for maintenance work Resultscondition state for assets Desired physical condition Desired performance (output) Desired operating characteristics Expected energy efficiency thermal comfort
and indoor air quality performance Up time Frequency of repair Visual appearance and integrity
21
Program outcome objectives Established for maintenance program
Examples of program metrics Backlog Ratio unplanned to total maintenance Ratio maintenance budget to plant
current replacement value Mean time between repairs
22
About defining objectives
Established by the responsible party and the implementing party
Measurement of objective Must be observable indicators
Are the basis for evaluating or inspecting elements of a system
23
Condition Indicators Descriptions and measures Physical characteristics Equipment delivery performance
Compared to agreed upon standard for assessment New condition Other Examples Amounttype of rust indicates physical
characteristic Surface or rust through Air flow rate indicates performance characteristic
24
Condition Indicators Actual compared to desired outcomes
Measure the effectiveness of the systems and equipment condition and performance
Effectiveness of the maintenance program
Note A significant aspect of inspection is to monitor and track degradation of condition and performance
25
Desired Physical Condition Inflation 30 psig
Desired Performance Life = 30000 miles
Frequency of Repair One flat per year
Program One inspectionadjustment per month
26
Tire example actual measurements Pressure = 25 psig Tread depth = 232rdquo 27000 miles
Question What action is appropriate
27
Define the Work Inspection and maintenance actions Required to preserve equipment its
designated purpose over an intended service life
A task Well-defined unit of work Described by sequence of instructions
28
0 01 02 03 04 05 06 07
No outside air intake at unit
Simultaneous heating and cooling
Fans run during unoccupied period
Cycling fans during occupied period
Low airflow
Refrigerant charge
Economizers
Problem Frequency Source New Buildings Institute - PIER
2929
0
01
02
03
04
05
06
07
No outside air intake at
unit
Simultaneous heating
and cooling
Fans run during
unoccupied period
Cycling fans during
occupied period
Low air
flow
Refrigerant charge
Economizers
Problem Frequency
Example maintenance tasks Cleaning calibration data collection visual inspectionobservation measurement lubrication
30
Air handling unit Change filters Adjust belt tension amp alignment Lubricate bearings Clean heat transfer coils Equipment manufacturerrsquos recommendations
At least during the warranty period
3131
Verify Proper Operation Control set points Calibration Shaft and sheave alignment Current draw or hot spots Damper actuators traverse properly Correct flow (water air etc) Approach temperatures Proper valves openclosed
32
bull Calibrationbull Critical control
sensors should be calibrated more frequently
bull Incorrectly placed
bull Failedbull Freeze Protection is
critical
33
Alarms and Limit Switches Verify alarm sensors amp shut off
devices function properly Donrsquot wait for an incident to learn status Test under actual conditions Boiler Example Test when relief valve lifts Test when low water alarms amp cut outs
engage Fire alarms
34
Define how often to execute work Task Frequency Interval for task execution
Example CalendarTime Weekly monthly quarterly or annually Usage (ldquorun timerdquo) System condition
35
Irsquove never done this before Where do I start
Maintenance Manuals Recommendations from Manufacturer
ASHRAE Standard 180 Equipment Tables
Other references FEMP ndash Federal Energy Management Program SMRP ndash Society of Maintenance amp Repair Professionals AFE - Association of Facility Engineers Search the Web Stanford University web site
36
Documentation Record (written or electronic) Inspection results Maintenance results Dates the work was performed Changes to tasks and reasons for change Deferred tasks
Review and compare to previous results Explain reason for changing task frequency
37
Authorization and Execution Requires the work be performed
Authorized by supervision Written form usually a work order Planned tasks Other situations requiring maintenance
Verbal instructions eg ldquotrouble callsrdquo Documentation to follow
Executed per maintenance plan
38
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Section 4 Implementation requirements Minimum program elements Defines Responsible Party
Defines Maintenance Program
Requires authorization and implementation
Program review and revision
17
What is a maintenance program
Maintenance program elements Asset inventory Maintenance Plan Program outcome objectives Condition indicators for equipment Inspectionmaintenance tasks Task frequency Documentation Authorization to execute Initial and final Review and revision
18
Asset inventory List of items inspected and maintained Includes identification location capacity Can sort by device unit andor system Data base includes maintenancerepair
data Start simple and update later (pilot program)
19
Maintenance Plan Defines level of effort to meet requirements
Planning organizing and control for the work within resource limits Includes What to do How often Defines success factors Expected results
20
Objectives for maintenance work Resultscondition state for assets Desired physical condition Desired performance (output) Desired operating characteristics Expected energy efficiency thermal comfort
and indoor air quality performance Up time Frequency of repair Visual appearance and integrity
21
Program outcome objectives Established for maintenance program
Examples of program metrics Backlog Ratio unplanned to total maintenance Ratio maintenance budget to plant
current replacement value Mean time between repairs
22
About defining objectives
Established by the responsible party and the implementing party
Measurement of objective Must be observable indicators
Are the basis for evaluating or inspecting elements of a system
23
Condition Indicators Descriptions and measures Physical characteristics Equipment delivery performance
Compared to agreed upon standard for assessment New condition Other Examples Amounttype of rust indicates physical
characteristic Surface or rust through Air flow rate indicates performance characteristic
24
Condition Indicators Actual compared to desired outcomes
Measure the effectiveness of the systems and equipment condition and performance
Effectiveness of the maintenance program
Note A significant aspect of inspection is to monitor and track degradation of condition and performance
25
Desired Physical Condition Inflation 30 psig
Desired Performance Life = 30000 miles
Frequency of Repair One flat per year
Program One inspectionadjustment per month
26
Tire example actual measurements Pressure = 25 psig Tread depth = 232rdquo 27000 miles
Question What action is appropriate
27
Define the Work Inspection and maintenance actions Required to preserve equipment its
designated purpose over an intended service life
A task Well-defined unit of work Described by sequence of instructions
28
0 01 02 03 04 05 06 07
No outside air intake at unit
Simultaneous heating and cooling
Fans run during unoccupied period
Cycling fans during occupied period
Low airflow
Refrigerant charge
Economizers
Problem Frequency Source New Buildings Institute - PIER
2929
0
01
02
03
04
05
06
07
No outside air intake at
unit
Simultaneous heating
and cooling
Fans run during
unoccupied period
Cycling fans during
occupied period
Low air
flow
Refrigerant charge
Economizers
Problem Frequency
Example maintenance tasks Cleaning calibration data collection visual inspectionobservation measurement lubrication
30
Air handling unit Change filters Adjust belt tension amp alignment Lubricate bearings Clean heat transfer coils Equipment manufacturerrsquos recommendations
At least during the warranty period
3131
Verify Proper Operation Control set points Calibration Shaft and sheave alignment Current draw or hot spots Damper actuators traverse properly Correct flow (water air etc) Approach temperatures Proper valves openclosed
32
bull Calibrationbull Critical control
sensors should be calibrated more frequently
bull Incorrectly placed
bull Failedbull Freeze Protection is
critical
33
Alarms and Limit Switches Verify alarm sensors amp shut off
devices function properly Donrsquot wait for an incident to learn status Test under actual conditions Boiler Example Test when relief valve lifts Test when low water alarms amp cut outs
engage Fire alarms
34
Define how often to execute work Task Frequency Interval for task execution
Example CalendarTime Weekly monthly quarterly or annually Usage (ldquorun timerdquo) System condition
35
Irsquove never done this before Where do I start
Maintenance Manuals Recommendations from Manufacturer
ASHRAE Standard 180 Equipment Tables
Other references FEMP ndash Federal Energy Management Program SMRP ndash Society of Maintenance amp Repair Professionals AFE - Association of Facility Engineers Search the Web Stanford University web site
36
Documentation Record (written or electronic) Inspection results Maintenance results Dates the work was performed Changes to tasks and reasons for change Deferred tasks
Review and compare to previous results Explain reason for changing task frequency
37
Authorization and Execution Requires the work be performed
Authorized by supervision Written form usually a work order Planned tasks Other situations requiring maintenance
Verbal instructions eg ldquotrouble callsrdquo Documentation to follow
Executed per maintenance plan
38
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
What is a maintenance program
Maintenance program elements Asset inventory Maintenance Plan Program outcome objectives Condition indicators for equipment Inspectionmaintenance tasks Task frequency Documentation Authorization to execute Initial and final Review and revision
18
Asset inventory List of items inspected and maintained Includes identification location capacity Can sort by device unit andor system Data base includes maintenancerepair
data Start simple and update later (pilot program)
19
Maintenance Plan Defines level of effort to meet requirements
Planning organizing and control for the work within resource limits Includes What to do How often Defines success factors Expected results
20
Objectives for maintenance work Resultscondition state for assets Desired physical condition Desired performance (output) Desired operating characteristics Expected energy efficiency thermal comfort
and indoor air quality performance Up time Frequency of repair Visual appearance and integrity
21
Program outcome objectives Established for maintenance program
Examples of program metrics Backlog Ratio unplanned to total maintenance Ratio maintenance budget to plant
current replacement value Mean time between repairs
22
About defining objectives
Established by the responsible party and the implementing party
Measurement of objective Must be observable indicators
Are the basis for evaluating or inspecting elements of a system
23
Condition Indicators Descriptions and measures Physical characteristics Equipment delivery performance
Compared to agreed upon standard for assessment New condition Other Examples Amounttype of rust indicates physical
characteristic Surface or rust through Air flow rate indicates performance characteristic
24
Condition Indicators Actual compared to desired outcomes
Measure the effectiveness of the systems and equipment condition and performance
Effectiveness of the maintenance program
Note A significant aspect of inspection is to monitor and track degradation of condition and performance
25
Desired Physical Condition Inflation 30 psig
Desired Performance Life = 30000 miles
Frequency of Repair One flat per year
Program One inspectionadjustment per month
26
Tire example actual measurements Pressure = 25 psig Tread depth = 232rdquo 27000 miles
Question What action is appropriate
27
Define the Work Inspection and maintenance actions Required to preserve equipment its
designated purpose over an intended service life
A task Well-defined unit of work Described by sequence of instructions
28
0 01 02 03 04 05 06 07
No outside air intake at unit
Simultaneous heating and cooling
Fans run during unoccupied period
Cycling fans during occupied period
Low airflow
Refrigerant charge
Economizers
Problem Frequency Source New Buildings Institute - PIER
2929
0
01
02
03
04
05
06
07
No outside air intake at
unit
Simultaneous heating
and cooling
Fans run during
unoccupied period
Cycling fans during
occupied period
Low air
flow
Refrigerant charge
Economizers
Problem Frequency
Example maintenance tasks Cleaning calibration data collection visual inspectionobservation measurement lubrication
30
Air handling unit Change filters Adjust belt tension amp alignment Lubricate bearings Clean heat transfer coils Equipment manufacturerrsquos recommendations
At least during the warranty period
3131
Verify Proper Operation Control set points Calibration Shaft and sheave alignment Current draw or hot spots Damper actuators traverse properly Correct flow (water air etc) Approach temperatures Proper valves openclosed
32
bull Calibrationbull Critical control
sensors should be calibrated more frequently
bull Incorrectly placed
bull Failedbull Freeze Protection is
critical
33
Alarms and Limit Switches Verify alarm sensors amp shut off
devices function properly Donrsquot wait for an incident to learn status Test under actual conditions Boiler Example Test when relief valve lifts Test when low water alarms amp cut outs
engage Fire alarms
34
Define how often to execute work Task Frequency Interval for task execution
Example CalendarTime Weekly monthly quarterly or annually Usage (ldquorun timerdquo) System condition
35
Irsquove never done this before Where do I start
Maintenance Manuals Recommendations from Manufacturer
ASHRAE Standard 180 Equipment Tables
Other references FEMP ndash Federal Energy Management Program SMRP ndash Society of Maintenance amp Repair Professionals AFE - Association of Facility Engineers Search the Web Stanford University web site
36
Documentation Record (written or electronic) Inspection results Maintenance results Dates the work was performed Changes to tasks and reasons for change Deferred tasks
Review and compare to previous results Explain reason for changing task frequency
37
Authorization and Execution Requires the work be performed
Authorized by supervision Written form usually a work order Planned tasks Other situations requiring maintenance
Verbal instructions eg ldquotrouble callsrdquo Documentation to follow
Executed per maintenance plan
38
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Asset inventory List of items inspected and maintained Includes identification location capacity Can sort by device unit andor system Data base includes maintenancerepair
data Start simple and update later (pilot program)
19
Maintenance Plan Defines level of effort to meet requirements
Planning organizing and control for the work within resource limits Includes What to do How often Defines success factors Expected results
20
Objectives for maintenance work Resultscondition state for assets Desired physical condition Desired performance (output) Desired operating characteristics Expected energy efficiency thermal comfort
and indoor air quality performance Up time Frequency of repair Visual appearance and integrity
21
Program outcome objectives Established for maintenance program
Examples of program metrics Backlog Ratio unplanned to total maintenance Ratio maintenance budget to plant
current replacement value Mean time between repairs
22
About defining objectives
Established by the responsible party and the implementing party
Measurement of objective Must be observable indicators
Are the basis for evaluating or inspecting elements of a system
23
Condition Indicators Descriptions and measures Physical characteristics Equipment delivery performance
Compared to agreed upon standard for assessment New condition Other Examples Amounttype of rust indicates physical
characteristic Surface or rust through Air flow rate indicates performance characteristic
24
Condition Indicators Actual compared to desired outcomes
Measure the effectiveness of the systems and equipment condition and performance
Effectiveness of the maintenance program
Note A significant aspect of inspection is to monitor and track degradation of condition and performance
25
Desired Physical Condition Inflation 30 psig
Desired Performance Life = 30000 miles
Frequency of Repair One flat per year
Program One inspectionadjustment per month
26
Tire example actual measurements Pressure = 25 psig Tread depth = 232rdquo 27000 miles
Question What action is appropriate
27
Define the Work Inspection and maintenance actions Required to preserve equipment its
designated purpose over an intended service life
A task Well-defined unit of work Described by sequence of instructions
28
0 01 02 03 04 05 06 07
No outside air intake at unit
Simultaneous heating and cooling
Fans run during unoccupied period
Cycling fans during occupied period
Low airflow
Refrigerant charge
Economizers
Problem Frequency Source New Buildings Institute - PIER
2929
0
01
02
03
04
05
06
07
No outside air intake at
unit
Simultaneous heating
and cooling
Fans run during
unoccupied period
Cycling fans during
occupied period
Low air
flow
Refrigerant charge
Economizers
Problem Frequency
Example maintenance tasks Cleaning calibration data collection visual inspectionobservation measurement lubrication
30
Air handling unit Change filters Adjust belt tension amp alignment Lubricate bearings Clean heat transfer coils Equipment manufacturerrsquos recommendations
At least during the warranty period
3131
Verify Proper Operation Control set points Calibration Shaft and sheave alignment Current draw or hot spots Damper actuators traverse properly Correct flow (water air etc) Approach temperatures Proper valves openclosed
32
bull Calibrationbull Critical control
sensors should be calibrated more frequently
bull Incorrectly placed
bull Failedbull Freeze Protection is
critical
33
Alarms and Limit Switches Verify alarm sensors amp shut off
devices function properly Donrsquot wait for an incident to learn status Test under actual conditions Boiler Example Test when relief valve lifts Test when low water alarms amp cut outs
engage Fire alarms
34
Define how often to execute work Task Frequency Interval for task execution
Example CalendarTime Weekly monthly quarterly or annually Usage (ldquorun timerdquo) System condition
35
Irsquove never done this before Where do I start
Maintenance Manuals Recommendations from Manufacturer
ASHRAE Standard 180 Equipment Tables
Other references FEMP ndash Federal Energy Management Program SMRP ndash Society of Maintenance amp Repair Professionals AFE - Association of Facility Engineers Search the Web Stanford University web site
36
Documentation Record (written or electronic) Inspection results Maintenance results Dates the work was performed Changes to tasks and reasons for change Deferred tasks
Review and compare to previous results Explain reason for changing task frequency
37
Authorization and Execution Requires the work be performed
Authorized by supervision Written form usually a work order Planned tasks Other situations requiring maintenance
Verbal instructions eg ldquotrouble callsrdquo Documentation to follow
Executed per maintenance plan
38
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Maintenance Plan Defines level of effort to meet requirements
Planning organizing and control for the work within resource limits Includes What to do How often Defines success factors Expected results
20
Objectives for maintenance work Resultscondition state for assets Desired physical condition Desired performance (output) Desired operating characteristics Expected energy efficiency thermal comfort
and indoor air quality performance Up time Frequency of repair Visual appearance and integrity
21
Program outcome objectives Established for maintenance program
Examples of program metrics Backlog Ratio unplanned to total maintenance Ratio maintenance budget to plant
current replacement value Mean time between repairs
22
About defining objectives
Established by the responsible party and the implementing party
Measurement of objective Must be observable indicators
Are the basis for evaluating or inspecting elements of a system
23
Condition Indicators Descriptions and measures Physical characteristics Equipment delivery performance
Compared to agreed upon standard for assessment New condition Other Examples Amounttype of rust indicates physical
characteristic Surface or rust through Air flow rate indicates performance characteristic
24
Condition Indicators Actual compared to desired outcomes
Measure the effectiveness of the systems and equipment condition and performance
Effectiveness of the maintenance program
Note A significant aspect of inspection is to monitor and track degradation of condition and performance
25
Desired Physical Condition Inflation 30 psig
Desired Performance Life = 30000 miles
Frequency of Repair One flat per year
Program One inspectionadjustment per month
26
Tire example actual measurements Pressure = 25 psig Tread depth = 232rdquo 27000 miles
Question What action is appropriate
27
Define the Work Inspection and maintenance actions Required to preserve equipment its
designated purpose over an intended service life
A task Well-defined unit of work Described by sequence of instructions
28
0 01 02 03 04 05 06 07
No outside air intake at unit
Simultaneous heating and cooling
Fans run during unoccupied period
Cycling fans during occupied period
Low airflow
Refrigerant charge
Economizers
Problem Frequency Source New Buildings Institute - PIER
2929
0
01
02
03
04
05
06
07
No outside air intake at
unit
Simultaneous heating
and cooling
Fans run during
unoccupied period
Cycling fans during
occupied period
Low air
flow
Refrigerant charge
Economizers
Problem Frequency
Example maintenance tasks Cleaning calibration data collection visual inspectionobservation measurement lubrication
30
Air handling unit Change filters Adjust belt tension amp alignment Lubricate bearings Clean heat transfer coils Equipment manufacturerrsquos recommendations
At least during the warranty period
3131
Verify Proper Operation Control set points Calibration Shaft and sheave alignment Current draw or hot spots Damper actuators traverse properly Correct flow (water air etc) Approach temperatures Proper valves openclosed
32
bull Calibrationbull Critical control
sensors should be calibrated more frequently
bull Incorrectly placed
bull Failedbull Freeze Protection is
critical
33
Alarms and Limit Switches Verify alarm sensors amp shut off
devices function properly Donrsquot wait for an incident to learn status Test under actual conditions Boiler Example Test when relief valve lifts Test when low water alarms amp cut outs
engage Fire alarms
34
Define how often to execute work Task Frequency Interval for task execution
Example CalendarTime Weekly monthly quarterly or annually Usage (ldquorun timerdquo) System condition
35
Irsquove never done this before Where do I start
Maintenance Manuals Recommendations from Manufacturer
ASHRAE Standard 180 Equipment Tables
Other references FEMP ndash Federal Energy Management Program SMRP ndash Society of Maintenance amp Repair Professionals AFE - Association of Facility Engineers Search the Web Stanford University web site
36
Documentation Record (written or electronic) Inspection results Maintenance results Dates the work was performed Changes to tasks and reasons for change Deferred tasks
Review and compare to previous results Explain reason for changing task frequency
37
Authorization and Execution Requires the work be performed
Authorized by supervision Written form usually a work order Planned tasks Other situations requiring maintenance
Verbal instructions eg ldquotrouble callsrdquo Documentation to follow
Executed per maintenance plan
38
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Objectives for maintenance work Resultscondition state for assets Desired physical condition Desired performance (output) Desired operating characteristics Expected energy efficiency thermal comfort
and indoor air quality performance Up time Frequency of repair Visual appearance and integrity
21
Program outcome objectives Established for maintenance program
Examples of program metrics Backlog Ratio unplanned to total maintenance Ratio maintenance budget to plant
current replacement value Mean time between repairs
22
About defining objectives
Established by the responsible party and the implementing party
Measurement of objective Must be observable indicators
Are the basis for evaluating or inspecting elements of a system
23
Condition Indicators Descriptions and measures Physical characteristics Equipment delivery performance
Compared to agreed upon standard for assessment New condition Other Examples Amounttype of rust indicates physical
characteristic Surface or rust through Air flow rate indicates performance characteristic
24
Condition Indicators Actual compared to desired outcomes
Measure the effectiveness of the systems and equipment condition and performance
Effectiveness of the maintenance program
Note A significant aspect of inspection is to monitor and track degradation of condition and performance
25
Desired Physical Condition Inflation 30 psig
Desired Performance Life = 30000 miles
Frequency of Repair One flat per year
Program One inspectionadjustment per month
26
Tire example actual measurements Pressure = 25 psig Tread depth = 232rdquo 27000 miles
Question What action is appropriate
27
Define the Work Inspection and maintenance actions Required to preserve equipment its
designated purpose over an intended service life
A task Well-defined unit of work Described by sequence of instructions
28
0 01 02 03 04 05 06 07
No outside air intake at unit
Simultaneous heating and cooling
Fans run during unoccupied period
Cycling fans during occupied period
Low airflow
Refrigerant charge
Economizers
Problem Frequency Source New Buildings Institute - PIER
2929
0
01
02
03
04
05
06
07
No outside air intake at
unit
Simultaneous heating
and cooling
Fans run during
unoccupied period
Cycling fans during
occupied period
Low air
flow
Refrigerant charge
Economizers
Problem Frequency
Example maintenance tasks Cleaning calibration data collection visual inspectionobservation measurement lubrication
30
Air handling unit Change filters Adjust belt tension amp alignment Lubricate bearings Clean heat transfer coils Equipment manufacturerrsquos recommendations
At least during the warranty period
3131
Verify Proper Operation Control set points Calibration Shaft and sheave alignment Current draw or hot spots Damper actuators traverse properly Correct flow (water air etc) Approach temperatures Proper valves openclosed
32
bull Calibrationbull Critical control
sensors should be calibrated more frequently
bull Incorrectly placed
bull Failedbull Freeze Protection is
critical
33
Alarms and Limit Switches Verify alarm sensors amp shut off
devices function properly Donrsquot wait for an incident to learn status Test under actual conditions Boiler Example Test when relief valve lifts Test when low water alarms amp cut outs
engage Fire alarms
34
Define how often to execute work Task Frequency Interval for task execution
Example CalendarTime Weekly monthly quarterly or annually Usage (ldquorun timerdquo) System condition
35
Irsquove never done this before Where do I start
Maintenance Manuals Recommendations from Manufacturer
ASHRAE Standard 180 Equipment Tables
Other references FEMP ndash Federal Energy Management Program SMRP ndash Society of Maintenance amp Repair Professionals AFE - Association of Facility Engineers Search the Web Stanford University web site
36
Documentation Record (written or electronic) Inspection results Maintenance results Dates the work was performed Changes to tasks and reasons for change Deferred tasks
Review and compare to previous results Explain reason for changing task frequency
37
Authorization and Execution Requires the work be performed
Authorized by supervision Written form usually a work order Planned tasks Other situations requiring maintenance
Verbal instructions eg ldquotrouble callsrdquo Documentation to follow
Executed per maintenance plan
38
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Program outcome objectives Established for maintenance program
Examples of program metrics Backlog Ratio unplanned to total maintenance Ratio maintenance budget to plant
current replacement value Mean time between repairs
22
About defining objectives
Established by the responsible party and the implementing party
Measurement of objective Must be observable indicators
Are the basis for evaluating or inspecting elements of a system
23
Condition Indicators Descriptions and measures Physical characteristics Equipment delivery performance
Compared to agreed upon standard for assessment New condition Other Examples Amounttype of rust indicates physical
characteristic Surface or rust through Air flow rate indicates performance characteristic
24
Condition Indicators Actual compared to desired outcomes
Measure the effectiveness of the systems and equipment condition and performance
Effectiveness of the maintenance program
Note A significant aspect of inspection is to monitor and track degradation of condition and performance
25
Desired Physical Condition Inflation 30 psig
Desired Performance Life = 30000 miles
Frequency of Repair One flat per year
Program One inspectionadjustment per month
26
Tire example actual measurements Pressure = 25 psig Tread depth = 232rdquo 27000 miles
Question What action is appropriate
27
Define the Work Inspection and maintenance actions Required to preserve equipment its
designated purpose over an intended service life
A task Well-defined unit of work Described by sequence of instructions
28
0 01 02 03 04 05 06 07
No outside air intake at unit
Simultaneous heating and cooling
Fans run during unoccupied period
Cycling fans during occupied period
Low airflow
Refrigerant charge
Economizers
Problem Frequency Source New Buildings Institute - PIER
2929
0
01
02
03
04
05
06
07
No outside air intake at
unit
Simultaneous heating
and cooling
Fans run during
unoccupied period
Cycling fans during
occupied period
Low air
flow
Refrigerant charge
Economizers
Problem Frequency
Example maintenance tasks Cleaning calibration data collection visual inspectionobservation measurement lubrication
30
Air handling unit Change filters Adjust belt tension amp alignment Lubricate bearings Clean heat transfer coils Equipment manufacturerrsquos recommendations
At least during the warranty period
3131
Verify Proper Operation Control set points Calibration Shaft and sheave alignment Current draw or hot spots Damper actuators traverse properly Correct flow (water air etc) Approach temperatures Proper valves openclosed
32
bull Calibrationbull Critical control
sensors should be calibrated more frequently
bull Incorrectly placed
bull Failedbull Freeze Protection is
critical
33
Alarms and Limit Switches Verify alarm sensors amp shut off
devices function properly Donrsquot wait for an incident to learn status Test under actual conditions Boiler Example Test when relief valve lifts Test when low water alarms amp cut outs
engage Fire alarms
34
Define how often to execute work Task Frequency Interval for task execution
Example CalendarTime Weekly monthly quarterly or annually Usage (ldquorun timerdquo) System condition
35
Irsquove never done this before Where do I start
Maintenance Manuals Recommendations from Manufacturer
ASHRAE Standard 180 Equipment Tables
Other references FEMP ndash Federal Energy Management Program SMRP ndash Society of Maintenance amp Repair Professionals AFE - Association of Facility Engineers Search the Web Stanford University web site
36
Documentation Record (written or electronic) Inspection results Maintenance results Dates the work was performed Changes to tasks and reasons for change Deferred tasks
Review and compare to previous results Explain reason for changing task frequency
37
Authorization and Execution Requires the work be performed
Authorized by supervision Written form usually a work order Planned tasks Other situations requiring maintenance
Verbal instructions eg ldquotrouble callsrdquo Documentation to follow
Executed per maintenance plan
38
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
About defining objectives
Established by the responsible party and the implementing party
Measurement of objective Must be observable indicators
Are the basis for evaluating or inspecting elements of a system
23
Condition Indicators Descriptions and measures Physical characteristics Equipment delivery performance
Compared to agreed upon standard for assessment New condition Other Examples Amounttype of rust indicates physical
characteristic Surface or rust through Air flow rate indicates performance characteristic
24
Condition Indicators Actual compared to desired outcomes
Measure the effectiveness of the systems and equipment condition and performance
Effectiveness of the maintenance program
Note A significant aspect of inspection is to monitor and track degradation of condition and performance
25
Desired Physical Condition Inflation 30 psig
Desired Performance Life = 30000 miles
Frequency of Repair One flat per year
Program One inspectionadjustment per month
26
Tire example actual measurements Pressure = 25 psig Tread depth = 232rdquo 27000 miles
Question What action is appropriate
27
Define the Work Inspection and maintenance actions Required to preserve equipment its
designated purpose over an intended service life
A task Well-defined unit of work Described by sequence of instructions
28
0 01 02 03 04 05 06 07
No outside air intake at unit
Simultaneous heating and cooling
Fans run during unoccupied period
Cycling fans during occupied period
Low airflow
Refrigerant charge
Economizers
Problem Frequency Source New Buildings Institute - PIER
2929
0
01
02
03
04
05
06
07
No outside air intake at
unit
Simultaneous heating
and cooling
Fans run during
unoccupied period
Cycling fans during
occupied period
Low air
flow
Refrigerant charge
Economizers
Problem Frequency
Example maintenance tasks Cleaning calibration data collection visual inspectionobservation measurement lubrication
30
Air handling unit Change filters Adjust belt tension amp alignment Lubricate bearings Clean heat transfer coils Equipment manufacturerrsquos recommendations
At least during the warranty period
3131
Verify Proper Operation Control set points Calibration Shaft and sheave alignment Current draw or hot spots Damper actuators traverse properly Correct flow (water air etc) Approach temperatures Proper valves openclosed
32
bull Calibrationbull Critical control
sensors should be calibrated more frequently
bull Incorrectly placed
bull Failedbull Freeze Protection is
critical
33
Alarms and Limit Switches Verify alarm sensors amp shut off
devices function properly Donrsquot wait for an incident to learn status Test under actual conditions Boiler Example Test when relief valve lifts Test when low water alarms amp cut outs
engage Fire alarms
34
Define how often to execute work Task Frequency Interval for task execution
Example CalendarTime Weekly monthly quarterly or annually Usage (ldquorun timerdquo) System condition
35
Irsquove never done this before Where do I start
Maintenance Manuals Recommendations from Manufacturer
ASHRAE Standard 180 Equipment Tables
Other references FEMP ndash Federal Energy Management Program SMRP ndash Society of Maintenance amp Repair Professionals AFE - Association of Facility Engineers Search the Web Stanford University web site
36
Documentation Record (written or electronic) Inspection results Maintenance results Dates the work was performed Changes to tasks and reasons for change Deferred tasks
Review and compare to previous results Explain reason for changing task frequency
37
Authorization and Execution Requires the work be performed
Authorized by supervision Written form usually a work order Planned tasks Other situations requiring maintenance
Verbal instructions eg ldquotrouble callsrdquo Documentation to follow
Executed per maintenance plan
38
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Condition Indicators Descriptions and measures Physical characteristics Equipment delivery performance
Compared to agreed upon standard for assessment New condition Other Examples Amounttype of rust indicates physical
characteristic Surface or rust through Air flow rate indicates performance characteristic
24
Condition Indicators Actual compared to desired outcomes
Measure the effectiveness of the systems and equipment condition and performance
Effectiveness of the maintenance program
Note A significant aspect of inspection is to monitor and track degradation of condition and performance
25
Desired Physical Condition Inflation 30 psig
Desired Performance Life = 30000 miles
Frequency of Repair One flat per year
Program One inspectionadjustment per month
26
Tire example actual measurements Pressure = 25 psig Tread depth = 232rdquo 27000 miles
Question What action is appropriate
27
Define the Work Inspection and maintenance actions Required to preserve equipment its
designated purpose over an intended service life
A task Well-defined unit of work Described by sequence of instructions
28
0 01 02 03 04 05 06 07
No outside air intake at unit
Simultaneous heating and cooling
Fans run during unoccupied period
Cycling fans during occupied period
Low airflow
Refrigerant charge
Economizers
Problem Frequency Source New Buildings Institute - PIER
2929
0
01
02
03
04
05
06
07
No outside air intake at
unit
Simultaneous heating
and cooling
Fans run during
unoccupied period
Cycling fans during
occupied period
Low air
flow
Refrigerant charge
Economizers
Problem Frequency
Example maintenance tasks Cleaning calibration data collection visual inspectionobservation measurement lubrication
30
Air handling unit Change filters Adjust belt tension amp alignment Lubricate bearings Clean heat transfer coils Equipment manufacturerrsquos recommendations
At least during the warranty period
3131
Verify Proper Operation Control set points Calibration Shaft and sheave alignment Current draw or hot spots Damper actuators traverse properly Correct flow (water air etc) Approach temperatures Proper valves openclosed
32
bull Calibrationbull Critical control
sensors should be calibrated more frequently
bull Incorrectly placed
bull Failedbull Freeze Protection is
critical
33
Alarms and Limit Switches Verify alarm sensors amp shut off
devices function properly Donrsquot wait for an incident to learn status Test under actual conditions Boiler Example Test when relief valve lifts Test when low water alarms amp cut outs
engage Fire alarms
34
Define how often to execute work Task Frequency Interval for task execution
Example CalendarTime Weekly monthly quarterly or annually Usage (ldquorun timerdquo) System condition
35
Irsquove never done this before Where do I start
Maintenance Manuals Recommendations from Manufacturer
ASHRAE Standard 180 Equipment Tables
Other references FEMP ndash Federal Energy Management Program SMRP ndash Society of Maintenance amp Repair Professionals AFE - Association of Facility Engineers Search the Web Stanford University web site
36
Documentation Record (written or electronic) Inspection results Maintenance results Dates the work was performed Changes to tasks and reasons for change Deferred tasks
Review and compare to previous results Explain reason for changing task frequency
37
Authorization and Execution Requires the work be performed
Authorized by supervision Written form usually a work order Planned tasks Other situations requiring maintenance
Verbal instructions eg ldquotrouble callsrdquo Documentation to follow
Executed per maintenance plan
38
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Condition Indicators Actual compared to desired outcomes
Measure the effectiveness of the systems and equipment condition and performance
Effectiveness of the maintenance program
Note A significant aspect of inspection is to monitor and track degradation of condition and performance
25
Desired Physical Condition Inflation 30 psig
Desired Performance Life = 30000 miles
Frequency of Repair One flat per year
Program One inspectionadjustment per month
26
Tire example actual measurements Pressure = 25 psig Tread depth = 232rdquo 27000 miles
Question What action is appropriate
27
Define the Work Inspection and maintenance actions Required to preserve equipment its
designated purpose over an intended service life
A task Well-defined unit of work Described by sequence of instructions
28
0 01 02 03 04 05 06 07
No outside air intake at unit
Simultaneous heating and cooling
Fans run during unoccupied period
Cycling fans during occupied period
Low airflow
Refrigerant charge
Economizers
Problem Frequency Source New Buildings Institute - PIER
2929
0
01
02
03
04
05
06
07
No outside air intake at
unit
Simultaneous heating
and cooling
Fans run during
unoccupied period
Cycling fans during
occupied period
Low air
flow
Refrigerant charge
Economizers
Problem Frequency
Example maintenance tasks Cleaning calibration data collection visual inspectionobservation measurement lubrication
30
Air handling unit Change filters Adjust belt tension amp alignment Lubricate bearings Clean heat transfer coils Equipment manufacturerrsquos recommendations
At least during the warranty period
3131
Verify Proper Operation Control set points Calibration Shaft and sheave alignment Current draw or hot spots Damper actuators traverse properly Correct flow (water air etc) Approach temperatures Proper valves openclosed
32
bull Calibrationbull Critical control
sensors should be calibrated more frequently
bull Incorrectly placed
bull Failedbull Freeze Protection is
critical
33
Alarms and Limit Switches Verify alarm sensors amp shut off
devices function properly Donrsquot wait for an incident to learn status Test under actual conditions Boiler Example Test when relief valve lifts Test when low water alarms amp cut outs
engage Fire alarms
34
Define how often to execute work Task Frequency Interval for task execution
Example CalendarTime Weekly monthly quarterly or annually Usage (ldquorun timerdquo) System condition
35
Irsquove never done this before Where do I start
Maintenance Manuals Recommendations from Manufacturer
ASHRAE Standard 180 Equipment Tables
Other references FEMP ndash Federal Energy Management Program SMRP ndash Society of Maintenance amp Repair Professionals AFE - Association of Facility Engineers Search the Web Stanford University web site
36
Documentation Record (written or electronic) Inspection results Maintenance results Dates the work was performed Changes to tasks and reasons for change Deferred tasks
Review and compare to previous results Explain reason for changing task frequency
37
Authorization and Execution Requires the work be performed
Authorized by supervision Written form usually a work order Planned tasks Other situations requiring maintenance
Verbal instructions eg ldquotrouble callsrdquo Documentation to follow
Executed per maintenance plan
38
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Desired Physical Condition Inflation 30 psig
Desired Performance Life = 30000 miles
Frequency of Repair One flat per year
Program One inspectionadjustment per month
26
Tire example actual measurements Pressure = 25 psig Tread depth = 232rdquo 27000 miles
Question What action is appropriate
27
Define the Work Inspection and maintenance actions Required to preserve equipment its
designated purpose over an intended service life
A task Well-defined unit of work Described by sequence of instructions
28
0 01 02 03 04 05 06 07
No outside air intake at unit
Simultaneous heating and cooling
Fans run during unoccupied period
Cycling fans during occupied period
Low airflow
Refrigerant charge
Economizers
Problem Frequency Source New Buildings Institute - PIER
2929
0
01
02
03
04
05
06
07
No outside air intake at
unit
Simultaneous heating
and cooling
Fans run during
unoccupied period
Cycling fans during
occupied period
Low air
flow
Refrigerant charge
Economizers
Problem Frequency
Example maintenance tasks Cleaning calibration data collection visual inspectionobservation measurement lubrication
30
Air handling unit Change filters Adjust belt tension amp alignment Lubricate bearings Clean heat transfer coils Equipment manufacturerrsquos recommendations
At least during the warranty period
3131
Verify Proper Operation Control set points Calibration Shaft and sheave alignment Current draw or hot spots Damper actuators traverse properly Correct flow (water air etc) Approach temperatures Proper valves openclosed
32
bull Calibrationbull Critical control
sensors should be calibrated more frequently
bull Incorrectly placed
bull Failedbull Freeze Protection is
critical
33
Alarms and Limit Switches Verify alarm sensors amp shut off
devices function properly Donrsquot wait for an incident to learn status Test under actual conditions Boiler Example Test when relief valve lifts Test when low water alarms amp cut outs
engage Fire alarms
34
Define how often to execute work Task Frequency Interval for task execution
Example CalendarTime Weekly monthly quarterly or annually Usage (ldquorun timerdquo) System condition
35
Irsquove never done this before Where do I start
Maintenance Manuals Recommendations from Manufacturer
ASHRAE Standard 180 Equipment Tables
Other references FEMP ndash Federal Energy Management Program SMRP ndash Society of Maintenance amp Repair Professionals AFE - Association of Facility Engineers Search the Web Stanford University web site
36
Documentation Record (written or electronic) Inspection results Maintenance results Dates the work was performed Changes to tasks and reasons for change Deferred tasks
Review and compare to previous results Explain reason for changing task frequency
37
Authorization and Execution Requires the work be performed
Authorized by supervision Written form usually a work order Planned tasks Other situations requiring maintenance
Verbal instructions eg ldquotrouble callsrdquo Documentation to follow
Executed per maintenance plan
38
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Tire example actual measurements Pressure = 25 psig Tread depth = 232rdquo 27000 miles
Question What action is appropriate
27
Define the Work Inspection and maintenance actions Required to preserve equipment its
designated purpose over an intended service life
A task Well-defined unit of work Described by sequence of instructions
28
0 01 02 03 04 05 06 07
No outside air intake at unit
Simultaneous heating and cooling
Fans run during unoccupied period
Cycling fans during occupied period
Low airflow
Refrigerant charge
Economizers
Problem Frequency Source New Buildings Institute - PIER
2929
0
01
02
03
04
05
06
07
No outside air intake at
unit
Simultaneous heating
and cooling
Fans run during
unoccupied period
Cycling fans during
occupied period
Low air
flow
Refrigerant charge
Economizers
Problem Frequency
Example maintenance tasks Cleaning calibration data collection visual inspectionobservation measurement lubrication
30
Air handling unit Change filters Adjust belt tension amp alignment Lubricate bearings Clean heat transfer coils Equipment manufacturerrsquos recommendations
At least during the warranty period
3131
Verify Proper Operation Control set points Calibration Shaft and sheave alignment Current draw or hot spots Damper actuators traverse properly Correct flow (water air etc) Approach temperatures Proper valves openclosed
32
bull Calibrationbull Critical control
sensors should be calibrated more frequently
bull Incorrectly placed
bull Failedbull Freeze Protection is
critical
33
Alarms and Limit Switches Verify alarm sensors amp shut off
devices function properly Donrsquot wait for an incident to learn status Test under actual conditions Boiler Example Test when relief valve lifts Test when low water alarms amp cut outs
engage Fire alarms
34
Define how often to execute work Task Frequency Interval for task execution
Example CalendarTime Weekly monthly quarterly or annually Usage (ldquorun timerdquo) System condition
35
Irsquove never done this before Where do I start
Maintenance Manuals Recommendations from Manufacturer
ASHRAE Standard 180 Equipment Tables
Other references FEMP ndash Federal Energy Management Program SMRP ndash Society of Maintenance amp Repair Professionals AFE - Association of Facility Engineers Search the Web Stanford University web site
36
Documentation Record (written or electronic) Inspection results Maintenance results Dates the work was performed Changes to tasks and reasons for change Deferred tasks
Review and compare to previous results Explain reason for changing task frequency
37
Authorization and Execution Requires the work be performed
Authorized by supervision Written form usually a work order Planned tasks Other situations requiring maintenance
Verbal instructions eg ldquotrouble callsrdquo Documentation to follow
Executed per maintenance plan
38
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Define the Work Inspection and maintenance actions Required to preserve equipment its
designated purpose over an intended service life
A task Well-defined unit of work Described by sequence of instructions
28
0 01 02 03 04 05 06 07
No outside air intake at unit
Simultaneous heating and cooling
Fans run during unoccupied period
Cycling fans during occupied period
Low airflow
Refrigerant charge
Economizers
Problem Frequency Source New Buildings Institute - PIER
2929
0
01
02
03
04
05
06
07
No outside air intake at
unit
Simultaneous heating
and cooling
Fans run during
unoccupied period
Cycling fans during
occupied period
Low air
flow
Refrigerant charge
Economizers
Problem Frequency
Example maintenance tasks Cleaning calibration data collection visual inspectionobservation measurement lubrication
30
Air handling unit Change filters Adjust belt tension amp alignment Lubricate bearings Clean heat transfer coils Equipment manufacturerrsquos recommendations
At least during the warranty period
3131
Verify Proper Operation Control set points Calibration Shaft and sheave alignment Current draw or hot spots Damper actuators traverse properly Correct flow (water air etc) Approach temperatures Proper valves openclosed
32
bull Calibrationbull Critical control
sensors should be calibrated more frequently
bull Incorrectly placed
bull Failedbull Freeze Protection is
critical
33
Alarms and Limit Switches Verify alarm sensors amp shut off
devices function properly Donrsquot wait for an incident to learn status Test under actual conditions Boiler Example Test when relief valve lifts Test when low water alarms amp cut outs
engage Fire alarms
34
Define how often to execute work Task Frequency Interval for task execution
Example CalendarTime Weekly monthly quarterly or annually Usage (ldquorun timerdquo) System condition
35
Irsquove never done this before Where do I start
Maintenance Manuals Recommendations from Manufacturer
ASHRAE Standard 180 Equipment Tables
Other references FEMP ndash Federal Energy Management Program SMRP ndash Society of Maintenance amp Repair Professionals AFE - Association of Facility Engineers Search the Web Stanford University web site
36
Documentation Record (written or electronic) Inspection results Maintenance results Dates the work was performed Changes to tasks and reasons for change Deferred tasks
Review and compare to previous results Explain reason for changing task frequency
37
Authorization and Execution Requires the work be performed
Authorized by supervision Written form usually a work order Planned tasks Other situations requiring maintenance
Verbal instructions eg ldquotrouble callsrdquo Documentation to follow
Executed per maintenance plan
38
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
0 01 02 03 04 05 06 07
No outside air intake at unit
Simultaneous heating and cooling
Fans run during unoccupied period
Cycling fans during occupied period
Low airflow
Refrigerant charge
Economizers
Problem Frequency Source New Buildings Institute - PIER
2929
0
01
02
03
04
05
06
07
No outside air intake at
unit
Simultaneous heating
and cooling
Fans run during
unoccupied period
Cycling fans during
occupied period
Low air
flow
Refrigerant charge
Economizers
Problem Frequency
Example maintenance tasks Cleaning calibration data collection visual inspectionobservation measurement lubrication
30
Air handling unit Change filters Adjust belt tension amp alignment Lubricate bearings Clean heat transfer coils Equipment manufacturerrsquos recommendations
At least during the warranty period
3131
Verify Proper Operation Control set points Calibration Shaft and sheave alignment Current draw or hot spots Damper actuators traverse properly Correct flow (water air etc) Approach temperatures Proper valves openclosed
32
bull Calibrationbull Critical control
sensors should be calibrated more frequently
bull Incorrectly placed
bull Failedbull Freeze Protection is
critical
33
Alarms and Limit Switches Verify alarm sensors amp shut off
devices function properly Donrsquot wait for an incident to learn status Test under actual conditions Boiler Example Test when relief valve lifts Test when low water alarms amp cut outs
engage Fire alarms
34
Define how often to execute work Task Frequency Interval for task execution
Example CalendarTime Weekly monthly quarterly or annually Usage (ldquorun timerdquo) System condition
35
Irsquove never done this before Where do I start
Maintenance Manuals Recommendations from Manufacturer
ASHRAE Standard 180 Equipment Tables
Other references FEMP ndash Federal Energy Management Program SMRP ndash Society of Maintenance amp Repair Professionals AFE - Association of Facility Engineers Search the Web Stanford University web site
36
Documentation Record (written or electronic) Inspection results Maintenance results Dates the work was performed Changes to tasks and reasons for change Deferred tasks
Review and compare to previous results Explain reason for changing task frequency
37
Authorization and Execution Requires the work be performed
Authorized by supervision Written form usually a work order Planned tasks Other situations requiring maintenance
Verbal instructions eg ldquotrouble callsrdquo Documentation to follow
Executed per maintenance plan
38
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Example maintenance tasks Cleaning calibration data collection visual inspectionobservation measurement lubrication
30
Air handling unit Change filters Adjust belt tension amp alignment Lubricate bearings Clean heat transfer coils Equipment manufacturerrsquos recommendations
At least during the warranty period
3131
Verify Proper Operation Control set points Calibration Shaft and sheave alignment Current draw or hot spots Damper actuators traverse properly Correct flow (water air etc) Approach temperatures Proper valves openclosed
32
bull Calibrationbull Critical control
sensors should be calibrated more frequently
bull Incorrectly placed
bull Failedbull Freeze Protection is
critical
33
Alarms and Limit Switches Verify alarm sensors amp shut off
devices function properly Donrsquot wait for an incident to learn status Test under actual conditions Boiler Example Test when relief valve lifts Test when low water alarms amp cut outs
engage Fire alarms
34
Define how often to execute work Task Frequency Interval for task execution
Example CalendarTime Weekly monthly quarterly or annually Usage (ldquorun timerdquo) System condition
35
Irsquove never done this before Where do I start
Maintenance Manuals Recommendations from Manufacturer
ASHRAE Standard 180 Equipment Tables
Other references FEMP ndash Federal Energy Management Program SMRP ndash Society of Maintenance amp Repair Professionals AFE - Association of Facility Engineers Search the Web Stanford University web site
36
Documentation Record (written or electronic) Inspection results Maintenance results Dates the work was performed Changes to tasks and reasons for change Deferred tasks
Review and compare to previous results Explain reason for changing task frequency
37
Authorization and Execution Requires the work be performed
Authorized by supervision Written form usually a work order Planned tasks Other situations requiring maintenance
Verbal instructions eg ldquotrouble callsrdquo Documentation to follow
Executed per maintenance plan
38
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Air handling unit Change filters Adjust belt tension amp alignment Lubricate bearings Clean heat transfer coils Equipment manufacturerrsquos recommendations
At least during the warranty period
3131
Verify Proper Operation Control set points Calibration Shaft and sheave alignment Current draw or hot spots Damper actuators traverse properly Correct flow (water air etc) Approach temperatures Proper valves openclosed
32
bull Calibrationbull Critical control
sensors should be calibrated more frequently
bull Incorrectly placed
bull Failedbull Freeze Protection is
critical
33
Alarms and Limit Switches Verify alarm sensors amp shut off
devices function properly Donrsquot wait for an incident to learn status Test under actual conditions Boiler Example Test when relief valve lifts Test when low water alarms amp cut outs
engage Fire alarms
34
Define how often to execute work Task Frequency Interval for task execution
Example CalendarTime Weekly monthly quarterly or annually Usage (ldquorun timerdquo) System condition
35
Irsquove never done this before Where do I start
Maintenance Manuals Recommendations from Manufacturer
ASHRAE Standard 180 Equipment Tables
Other references FEMP ndash Federal Energy Management Program SMRP ndash Society of Maintenance amp Repair Professionals AFE - Association of Facility Engineers Search the Web Stanford University web site
36
Documentation Record (written or electronic) Inspection results Maintenance results Dates the work was performed Changes to tasks and reasons for change Deferred tasks
Review and compare to previous results Explain reason for changing task frequency
37
Authorization and Execution Requires the work be performed
Authorized by supervision Written form usually a work order Planned tasks Other situations requiring maintenance
Verbal instructions eg ldquotrouble callsrdquo Documentation to follow
Executed per maintenance plan
38
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Verify Proper Operation Control set points Calibration Shaft and sheave alignment Current draw or hot spots Damper actuators traverse properly Correct flow (water air etc) Approach temperatures Proper valves openclosed
32
bull Calibrationbull Critical control
sensors should be calibrated more frequently
bull Incorrectly placed
bull Failedbull Freeze Protection is
critical
33
Alarms and Limit Switches Verify alarm sensors amp shut off
devices function properly Donrsquot wait for an incident to learn status Test under actual conditions Boiler Example Test when relief valve lifts Test when low water alarms amp cut outs
engage Fire alarms
34
Define how often to execute work Task Frequency Interval for task execution
Example CalendarTime Weekly monthly quarterly or annually Usage (ldquorun timerdquo) System condition
35
Irsquove never done this before Where do I start
Maintenance Manuals Recommendations from Manufacturer
ASHRAE Standard 180 Equipment Tables
Other references FEMP ndash Federal Energy Management Program SMRP ndash Society of Maintenance amp Repair Professionals AFE - Association of Facility Engineers Search the Web Stanford University web site
36
Documentation Record (written or electronic) Inspection results Maintenance results Dates the work was performed Changes to tasks and reasons for change Deferred tasks
Review and compare to previous results Explain reason for changing task frequency
37
Authorization and Execution Requires the work be performed
Authorized by supervision Written form usually a work order Planned tasks Other situations requiring maintenance
Verbal instructions eg ldquotrouble callsrdquo Documentation to follow
Executed per maintenance plan
38
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
bull Calibrationbull Critical control
sensors should be calibrated more frequently
bull Incorrectly placed
bull Failedbull Freeze Protection is
critical
33
Alarms and Limit Switches Verify alarm sensors amp shut off
devices function properly Donrsquot wait for an incident to learn status Test under actual conditions Boiler Example Test when relief valve lifts Test when low water alarms amp cut outs
engage Fire alarms
34
Define how often to execute work Task Frequency Interval for task execution
Example CalendarTime Weekly monthly quarterly or annually Usage (ldquorun timerdquo) System condition
35
Irsquove never done this before Where do I start
Maintenance Manuals Recommendations from Manufacturer
ASHRAE Standard 180 Equipment Tables
Other references FEMP ndash Federal Energy Management Program SMRP ndash Society of Maintenance amp Repair Professionals AFE - Association of Facility Engineers Search the Web Stanford University web site
36
Documentation Record (written or electronic) Inspection results Maintenance results Dates the work was performed Changes to tasks and reasons for change Deferred tasks
Review and compare to previous results Explain reason for changing task frequency
37
Authorization and Execution Requires the work be performed
Authorized by supervision Written form usually a work order Planned tasks Other situations requiring maintenance
Verbal instructions eg ldquotrouble callsrdquo Documentation to follow
Executed per maintenance plan
38
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Alarms and Limit Switches Verify alarm sensors amp shut off
devices function properly Donrsquot wait for an incident to learn status Test under actual conditions Boiler Example Test when relief valve lifts Test when low water alarms amp cut outs
engage Fire alarms
34
Define how often to execute work Task Frequency Interval for task execution
Example CalendarTime Weekly monthly quarterly or annually Usage (ldquorun timerdquo) System condition
35
Irsquove never done this before Where do I start
Maintenance Manuals Recommendations from Manufacturer
ASHRAE Standard 180 Equipment Tables
Other references FEMP ndash Federal Energy Management Program SMRP ndash Society of Maintenance amp Repair Professionals AFE - Association of Facility Engineers Search the Web Stanford University web site
36
Documentation Record (written or electronic) Inspection results Maintenance results Dates the work was performed Changes to tasks and reasons for change Deferred tasks
Review and compare to previous results Explain reason for changing task frequency
37
Authorization and Execution Requires the work be performed
Authorized by supervision Written form usually a work order Planned tasks Other situations requiring maintenance
Verbal instructions eg ldquotrouble callsrdquo Documentation to follow
Executed per maintenance plan
38
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Define how often to execute work Task Frequency Interval for task execution
Example CalendarTime Weekly monthly quarterly or annually Usage (ldquorun timerdquo) System condition
35
Irsquove never done this before Where do I start
Maintenance Manuals Recommendations from Manufacturer
ASHRAE Standard 180 Equipment Tables
Other references FEMP ndash Federal Energy Management Program SMRP ndash Society of Maintenance amp Repair Professionals AFE - Association of Facility Engineers Search the Web Stanford University web site
36
Documentation Record (written or electronic) Inspection results Maintenance results Dates the work was performed Changes to tasks and reasons for change Deferred tasks
Review and compare to previous results Explain reason for changing task frequency
37
Authorization and Execution Requires the work be performed
Authorized by supervision Written form usually a work order Planned tasks Other situations requiring maintenance
Verbal instructions eg ldquotrouble callsrdquo Documentation to follow
Executed per maintenance plan
38
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Irsquove never done this before Where do I start
Maintenance Manuals Recommendations from Manufacturer
ASHRAE Standard 180 Equipment Tables
Other references FEMP ndash Federal Energy Management Program SMRP ndash Society of Maintenance amp Repair Professionals AFE - Association of Facility Engineers Search the Web Stanford University web site
36
Documentation Record (written or electronic) Inspection results Maintenance results Dates the work was performed Changes to tasks and reasons for change Deferred tasks
Review and compare to previous results Explain reason for changing task frequency
37
Authorization and Execution Requires the work be performed
Authorized by supervision Written form usually a work order Planned tasks Other situations requiring maintenance
Verbal instructions eg ldquotrouble callsrdquo Documentation to follow
Executed per maintenance plan
38
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Documentation Record (written or electronic) Inspection results Maintenance results Dates the work was performed Changes to tasks and reasons for change Deferred tasks
Review and compare to previous results Explain reason for changing task frequency
37
Authorization and Execution Requires the work be performed
Authorized by supervision Written form usually a work order Planned tasks Other situations requiring maintenance
Verbal instructions eg ldquotrouble callsrdquo Documentation to follow
Executed per maintenance plan
38
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Authorization and Execution Requires the work be performed
Authorized by supervision Written form usually a work order Planned tasks Other situations requiring maintenance
Verbal instructions eg ldquotrouble callsrdquo Documentation to follow
Executed per maintenance plan
38
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Program Review Periodic review of maintenance program Between management and maintenance provider Initial review to agree on Effort to be delivered Expected results How results are measured
End of rating period review Results compared to objectives Identify opportunities for improvement
39
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Continuous Improvement Aspect Creating outcome objectives and condition
indicators ahead of implementation Align expectations with Agreement on the goals Evaluation measures
Measuring activity condition and performance ampcomparing actual results to plan objectives
bull Identify areas for improving the program
Focus on trend from one period to next
40
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
41
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI OA amp PM WO Trend
WO Comp
WO Rcvd
What is the trend telling you
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
42
0
500
1000
1500
2000
2500
3000
3500
4000
Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sept
CHI CUMULATIVE WORK ORDER AGE
Work Orders older than 90 days
PM work Orders older What are these trends telling you
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Causes
Discovered how
Remedy
4343
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Result from Section 4 requirements
Tables for 25 common HVAC equipment types
Serves to describe minimum tasks
Starting point
Benchmarking tool
44
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
45
Example Table
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Increase productivity of building occupants
Maintain healthy indoor environments
Avoid litigation caused by poor building performance
Improve reliability of major equipment
Supports facility lsquosustainabilityrdquo goals
4646
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Reduce cost of building ownership
Maintain value of building assets
Maintain efficiency of equipment
Improve productivity of OampM staff
Improve coordination between staff
4747
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
The path to energy efficiency goes through maintenance
The path to energy savings goes through Operations
48
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
49
An analogy
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
bull A great maintenance program cannot offset poor operating procedures
bull Skilled operators cannot compensate for lack of maintenance
bull Operations impact utility costsbull Avoiding demand chargesbull Power factor correctionbull Satisfying thermal comfortIEQ needsbull Maximize uptime
50
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Reduce total power consumption Reduce peak loads Provide better control and comfort Satisfy minimum requirements
o Temperatureo RH o Ventilationo Product Avoid deferring scheduled maintenance
5151
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
52
Operations and Energy Conservation
Arguably energy will be the largest element of the life cycle building cost
It follows that actions taken to minimize energy use or use per output makes business sense
Actions taken to maintain the indoor environment conducive to occupant productivity also makes business sense
52
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Anticipate required equipment operationo Weather forecasto Equipment availabilityo Redundancy or back up plano Anticipate needs during off hours
Verify equipment statuso Initial inspection walk-through
bull Non-monitored items
o Survey status via automation systembull Review trend logs
5353
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
SettingVerifying equipment amp controls Room temperature setpoint Supply air temperature setpoint Equipment startstop times Ventilation and Economizer operation Fan speed and CFM air delivery Pump speed and GPM water circulation Control valves and damper settings Document sequence of operation amp setpoints
5454
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Efficient operation requires Vigilance Persistence
Attend to and verify Operating modes Economizers Sensor accuracy Ventilation Refrigerant charge Thermostats
5555
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Air leakage
Damper seals
Filter frame seals
Door seals
Broken linkagesactuators
5656
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
bull Demand for credentialed operators
bull Federal Buildings Personnel Training Actbull Federal building personnel trainingcertification bull Energy efficient operations
bull Focus on whole building opportunities bull Low costno cost processes and adjustments
bull Adopting OampM best practices bull Important factor for energy efficiency agenda
5757
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
The answer is The more you understand
about equipment
How it operates
Interrelationship between systems (eg lighting and HVAC)
The greater value added you can deliver to your facility
58
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
The question is How can I reduce energy
consumption with limited resources
59
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
How much is too much
Most buildings can cut total energy use by 5-30 while fully maintaining or improving comfort and function
860
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Self-performed audit Energy consumption Equipment operation Scheduling Infiltrationexfiltration
Consider review prior to installing energy conservation measures Low-cost or no-cost Easily implemented by in-house personnel Short-term payback
61
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Identify improvement opportunities
Problem
Solution
Potential benefits Cost avoidance or savings Reduced maintenance
Cost of improvement Payback
62
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Avoid over simplifying problems and solutions
Review outside the scope of day-to-day OampM Performed during workday Conflicting work priorities
Focus on opportunities vs finding problems Involve as many staff members as possible
o Teaching momento Ownership of the review
63
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
64
Building Automation System (BAS EMCS etc) Notification capability for thermal comfort amp
indoor environmental quality failures Trend logging capability for system diagnoses Control components Utility consumption Run time Equipment status
Great source for ldquodata miningrdquo Avoid ldquoTurn it on and leave it in automaticrdquo Until system operation amp dynamics are understood
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Example Power Consumption Collect Electric bills Building operating schedule Building information System description (ldquoas built drawingsrdquo Sequence of operation Capacities
Benchmarking data
Analyze Energy Use Index (EUI) Building Occupancy Factor (OF) Building Load Factor (LF)
65
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Example Power Consumption
Analyze Anomalous areas Problem areas Events to verify
Plan On-site inspection amp verification Off hours on-site inspection
Inspect and verify Document observations
66
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
DOE Energy Star Portfolio Manager Program
67
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Data Collection Worksheet
68
Use Portfolio Manager to get the EUI and a benchmarking score
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Energy Use Index (EUI) Total Energy Usesqft
conditioned spaceyear Commonly expressed as
kBtusqftyr
Compare facility with similar ones
Or use Portfolio Manager for EUI rating and expected EUI values for various buildings
69
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Electric Meter or ldquoPulserdquo or ldquoIntervalrdquo Data
Interval data definition Energy usage data that is
time stamped in fixed increments
70
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Interval Data for the billing period measures power use Measured in kilowatt-hours
Interval data during the billing period indicates highest amount needed So-called demand measured in kilowatts Demand charge based on Highest 15 minutes use for a billing period Important to stagger equipment starts to avoid
excessive demand
71
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
What is the impact of each on the electric bill
What are prudent operating strategies
72
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Interval load data indicateso Anomalous load increases
o Weather impact on operations
o Opportunities for load reduction
o Effectiveness of energy improvements
73
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Weekends
Weekdays
74
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
400 kW cycling load
7575
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
7676
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
7777
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Mistimed morning startup Mistimed evening shut down Incorrect weekend or holiday schedules Incorrect unoccupied mode operation Incorrect sequence of operation Equipment failures
7878
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Other data from utility bill analysiso Seasonal trends
bull Actual = expected
o Base load consumption
o Electric load factorbull Compare with occupancy factor
o Estimate of heating and cooling use
79
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
80
Example Case From electric bills determine
o Lowest average daily useo Trial amp error = 5460 kWh
o Month with lowest demandbull 433 kW
From time amp attendance determineo Weekly occupied hours
bull 565 hoursweek
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Electric Load Factor Occupancy Factor
In this example ELF is significantly greater than the OF There may be excessive after-hour use
81
Example Calculations
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Share utility bills with operating staff Increased awareness Ownership of solution and process As staffing permits ndash good self-help project
Collaborate on recommending changes
Additional training for automation system operators
82
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Equipment scheduling
Sensor error
Simultaneous heating amp cooling
Outside air usage
83
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Hot Water Pumps Example
8484
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Find the Root Cause
8585
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Easiest way to save equipment energy - turn it off
Verify operation matches need
Prudence may overrule energy saving Cold weather operation
back up heating unit on lineSudden loss of heat risks freezing air handler coils
86
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Boiler Example
8787
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Some things to look forbull Custodial or security staff turn off
lights after hoursbull Lighting control account for
weekends and holidaysbull Lights actually turn off as
programmedbull Computers and peripherals off
when not usedbull Is there a system in place to make sure
computer power saving modes are enabled
8888
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Some things to look for
bull Occupancy sensors functionalbull Occupants adapting habits to shut off
unused lights amp computersbull Requires top down reinforcement
bull Procedure in place to make sure computer power saving modes are enabled
89
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Vending machine lights Copy Machines Computers Computer Peripherals Appliance policy Office lights Operating central
system for few people
90
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Other Issues Interrelated Lighting HVAC Wall color
Beware repainting
91
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
bull Schedules match requirements
bull Is optimum start used
bull Programming error
bull Do the chiller and boiler have lockouts based on OA temperature
bull Domestic HW circulating pumps needed during off hours
92
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Domestic Hot Water Example
9393
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
May be caused by controls Possible sensor failure symptoms Loads not met
Economizer not working
Equipment on when not needed
Simultaneous heating and cooling
Over or under ventilation
94
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Issueso Dual duct and multi-zone systemso Steam system overheating or no heating
bull Wintertime use of window AC units
95
Winter Snicker Factor
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Issueso Other Examples
bull Supply air temperature is lower than it needs to be causing more reheat
bull A water control valve is leaking allowing hot and cold water to mix
o Resultbull Equipment capacity is lowered energy use
increases
96
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Typical problems with outside airo Infiltration and stack effecto Floor-to-floor partitions not sealed (elevator shafts)o Minimum ventilation rate never adjusted for
change in occupancyo Minimum ventilation rate set by damper positions
not by measured air flowo Damper leaks when closed when unoccupiedo CO2 sensor is improperly located
97
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Elevator Shaft Example
9898
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Air Flow Example
99 99
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Lavatory Exhaust Example
100100
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
When your building is unoccupied how do you know what is happening
Periodic off-hour inspection tours are the key to finding out
101
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Off Hours Inspection
102102
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Infiltration Revealed
103103
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Discovering Energy Waste
104104
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Proper Air Balance
105105
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
On the betterbrickscom web site is a diagnostic reference with experienced-based recommendations for troubleshooting conditions found during an operations review or inspection
There are other sites with similar help
106
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
107
From wwwbetterbrickscom
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Contentbull 68 symptoms
bull Related to 11 systems eg bull Chillers cooling towers or air distribution
o Symptoms point to the possibility of an energy performance problem
o Symptoms could be observed by building operators technicians or OampM contractor
108
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Boiler starts and stops frequently Chiller operates when outside air
temperature is low Equipment operates during
unoccupied hours Exterior doors are hard to open or
dont close securely Fans run after system shutdown
109109
wwwbetterbrickscom
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Chiller operating at low ambient
Start with knowledge of building systems and referring to symptom list
Other factor Airside economizers provide free cooling
Why is this bad for the chiller Low loads on chiller can cause refrigerant
sluggingldquo
Low ambient can cause oil migration from refrigerant
110
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
111111
Why is the chiller operating Investigate source of the load
Determine systems that serve the load
Verify normalexpected operation
Identify anomalous operation
Review controls and programming
Verify set points are correct
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
DDC-system programming o Check for lockout setpointo Check if active or overriddeno Check if set below an OSAT of 50deg
Possible causes An AHU has a depressed SATo An AHU cannot meet load at design conditionso An AHU has a problem getting access to true OSA
From BetterBricks six-step problem discovery process
112
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Abnormal operation
Chiller not locked out
OSA damper fixed at 20
MAT higher than SAT
113
From BetterBricks problem confirmation process
113
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Normal Operation
Chiller disabled when OSAltSAT
OSA damper goes to minimum when OSAgtRAT
OSA damper modulates to keep MATltSAT
114
From BetterBricks problem confirmation process
114
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Contract for the service Annual budget expense Wait for a grant
Energy Saving Performance Contract No Capital Expense Funded by energy savings Pay for Cost of capital ESCO overhead and profit
115
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
DOE Program Oversees the programproject
Vet contractors (ESCO) Exclusive or competitive selection Proposal based on preliminary audit Investment-grade audit Determines ECMs savings amp payback terms Owner selects from menu options
Issue Long-term contract versus appropriated funds
116
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Know how to develop a maintenance program At least where to find assembly instructions Know difference between Operations and
Maintenance Know the basic elements of Operations
Management Information on energy saving opportunities Know how to use electric meter data Know how to conduct an operations review Know a process to troubleshoot the results Understand ESPC basics
117
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
118
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Through this five-part series learn how to
bull Read amp understand energy bills
bull Obtain interpret meter data
bull Determine what to track
Interpreting Electric Meter Data training series
httpbetterbrickscombuilding-operationsvideo-training
A-1119
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Tools Available from Black Hills Energywwwblackhillsenergycomhttpwwwblackhillsenergycom
A-2
Energy Saving Tips
Energy Efficiency Programshttpwwwblackhillsenergycomsave-money-energyenergy-efficiency-programs
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Tools Available from AOGFrom httpswwwaogccomenergyefficiencycommercialsolutionsaspx
A-3
Commercial-Industrial Solutions
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Tools Available from SWEPCOhttpwwwswepcogridsmartcomarkansascommercial-industrial-overviewphp
A-4122
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
A-5
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
A-6
httpwwwfmigov Veterans Administration Facilities Management School BOMI International High-Performance Sustainable Building Principles BOC BOMI Courses and Designations IFMA Courses - Public Comment Pacific Northwest National Labs Penn State Facilitites Engineering Institute SBOT National Institute for Building Sciences Whole Building Design Guide Federal Energy Management Program GSA Shave Energy 2013 FBPTA Core Competencies
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
A-6
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
A-7
There is an extensive section on training offered by both WBDG and the Federal Energy Management Program (FEMP) In general the FEMP web site has a lot of good information on OampM including a 300-odd page handbook
The home page has links for operation and maintenance and continuing education This url will take you to the list of 34 on-line courses from the WBDG httpwwwwbdgorgeducationfemp_cephp
The link for the FEMP courses is httpwwwwbdgorgeducationfemp_cephp
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
Resourcesbull FEMP OampM Best Practicesbull PECI OampM Best Practicesbull ENERGY STAR Building Upgrade Manual
A-8127
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
ASHRAE Applications Handbook Chapter 39 ndash Operations amp Maintenance Management
NASA Reliability-centered Maintenance Guide On-line httpsfredhqnasagovAssetsDocs2015NASA_RCMGuidepdf
NIBS (National Institute of Building Sciences) Whole Building Design Guide wwwwbdgorg
Society of Maintenance amp Repair Professionals wwwsmrporg
A-9
