Michael Bobker, CEM

The Value of O&M Training

Operations & Maintenance (O&M)

even when staff meticulously maintain equipment, operation that relies on inadequate control strategies or improper scheduling can result in significant energy waste, higher energy bills, reduction equipment life, and poor indoor environmental quality. PECI

O&M is more than maintenance and repair

Analyzing operations for efficiency is a skill

Energy equipment, commissioned, retro-commissionednow what?

NYC is considering making O&M certification mandatory for operators who manage larger buildings because

Beyond the O&M Assessment

To achieve savings, we need to go beyond the O&M assessment:

Challenges going from recommendations to implementation

Persistence of Savings(One-time O&M consultants vs. training long-term personnel)

Knowledge Diffusion

O&M Training Programs in NYC

BPI Multifamily Energy Efficient Building Operator XX Hr

BOC Building Operator Certification 60-90 Hr

BRT Building Re-Tuning 15 Hr

GPRO Green PROfessionals 12 Hr

Topics in O&M Training

BOC Level I BOC Level II

Building Systems Overview Preventative Maintenance & Operations

Energy Conservation Techniques Advanced Electrical Diagnosis

HVAC Systems and Controls HVAC Troubleshooting & Maintenance

Efficient Lighting Fundamentals HVAC Controls and Optimization

Maintenance and Related Codes Advanced Indoor Air Quality

Indoor Air Quality Energy Audit

Facility Electrical Systems Advanced Lighting Applications

O&M Training Results & Benefits

Familiar with the baseline performance of the building systems

Track building performance

Monitor/maintain equipment efficiency Optimize equipment operations

Specify energy and environmental goals with suppliers and contractors

Familiarity with local utility energy and water efficiency programs/requirements

1Adapted from Cynthia Putnam and Stan Prices The Right Stuff: Preparing the Facilities Engineering Workforce for the Sustainable Workplace

Energy and demand Savings Persistence in savings from

commissioning activities Improved Indoor Environmental

Quality (IEQ) Increase equipment life

Performance improvement by: Better scheduling Equipment performance tracking Diagnosing inefficiencies (ex.

simultaneous heating and cooling)

Facilities Personnel1 Building Performance

Methods for Achieving Better Performance

O&M Training

O&M Training: Learning Tools of the Trade

All stocked in BPLs Field Equipment Lending Library!

O&M Training: Energy Efficient Motors

Even a seemingly modest (small) increase in motor efficiency can lead to measurable (often large) reductions in energy use and costs.

Electrical should be inspected with a thermographic scan to ensure that connections at the motor and starter are clean and tight.

Provide good ventilation to dissipate heat. For every 20F increase in motor operating temperature, motor life is estimated to be halved!

O&M Training: Identifying Equipment Operation Issues

O&M Training: Managing Oversized Equipment

Buildings always designed for peak conditions (winter/summer).

Equipment operates most efficiently at designed load.

Most of the year the equipment is oversized! (Operates at partial load.)

O&M can address by: Load Matching Partial Load Management

Modulation Control of the capacity of the equipment over a range. Ex. 25%-100%.

Lead-lag AdjustmentControl capacity by controlling the number of boilers on-line.

Temperature ResetChange the set point of the systems working fluid based on outdoor temperature. Applies well to hot water but not to steam.

Variable DrivesVariable speed/frequency drives for pumps and fans

O&M Training: Addressing Simultaneous Heating/Cooling

Often significant energy savings comes from reducing energy use in the shoulder months.

Cold mornings + warm afternoons = buildings prone to simultaneous heating and cooling.

Can be identified with close monitoring and addressed through operations.

O&M Training: Optimizing Heating and Cooling

Loads are not steady over the course of a day or in all areas of a building Morning start-up issues

How long does it take the building to come up to temperature? Demand prices vary by time of day

Thermal momentum The difference of heavy vs light construction Dealing with control overshoot Identifying opportunities for early shut-down?

Varying solar gains and activities Heightening awareness and perception

Data loggers can help identify solutions!

O&M Training: Optimizing Scheduling

Results Optimized for occupancy

Reduced energy demand (kW)

Reduces energy use (kWh)

O&M Training Evaluation Results

Energy Savings from O&M

Energy Savings from O&M

Estimated Savings, % Date of Study Information Source Notes

5 to 10 1986 Thompson, T. A. Preventive Maintenance Saves Energy and Dollars, Engineered Systems. Well-developed O&M program savings.

15.4 1992 Herzog, P., and L. LaVine, Identification and Quantification of the Impact of Improper Operation ACEEE.

3-year study of seven office buildings to quantify improved operations potential

15 to 30 1992 Piette, M. A. Diagnostics for Building Commissioning and Operation. LBNL.Savings through improved operations and maintenance.

23 1994Liu, M., et al., Identifying and Implementing Improved Operation and Maintenance Measures ACEEE.

35-building and 104- school summary of energy cost savings from improved O&M.

15 to 25 1994 Szydlowski, R. F., et al., No Maintenance - No Energy Efficiency. PNNL.Savings identified through O&M measure case studies.

5 to 15 1997 Gregerson, J. Commissioning Existing Buildings. E-Source.44-building study of whole-building energy savings.

12 1997 Portland Energy Conservation Inc.(PECI). What Can Commissioning Do for Your Building. 175-building study of savings

12 to 30 1998 Claridge, D., et al., Implementation of Continuous Commissioning ACEEE. Continuous commissioning savings range.

Summary of Commercial Building O&M-Related Energy Savings Studies

Source: Opinion Dynamics

Energy Savings from O&M | Heating

Efficiency MeasureApproximate Fuel Savings

Related O&M Behaviors in Building w/o BMS

Keep heating and hot water systems well maintained with regular boiler tube cleanings and yearly combustion efficiency tests. Adjust air/fuel ratio for increased efficiency. Maintain well-functioning steam traps, air valves and shutoff valves on all radiators [4].

20% or more

Identify and promptly repair system leakage.

Maintain boiler efficiency.

Install an energy or building management system (EMS/BMS) that takes indoor air temperature into account for heating control [4].

15-25%

Reduce unnecessary heating Optimize boiler and/or RTU start

and stop. Adjust temperatures and/or flow

resets on hot water systems

Use an EMS/BMS and zoning system to create different heating zones in a building [4].

20% or more Identify and reduce unnecessary

heating

Savings Associated with Specific O&M Heating System Efficiency Measures

Source: Adapted from Urban Green Council & EDF

Savings from BOC

Area Served Electric(kWh)

Gas(Therms)

Annual Energy (MMBtu)

Water(Gal)

Rebates Source

Northeast 0.18 - 0.71 0.14 No 1

Northeast 0.35 - 0.74 0.14 Yes 1

Kansas City 0.02 0.52 - - ? 2

Minnesota

Evaluation of BOC Savings Results (Units / Participant / Sq. Ft.)

Adapted from RLW Analytics and Opinion Dynamics

Savings Evaluation Factors

Case Studies in O&M Savings

Case Studies in O&M | PECI

Case Studies in O&M| Raytheon

Case Studies in O&M | Atlanta Federal Center

1.8 million square feet; 2 city blocks

10 MW feeder to the building

All electric, perimeter box reheat

4 chillers, 3 1500-ton, 1 500-ton

Variable chilled water flow

Paired VAV air handler for each floor

Mostly glass all sides

True VAV facility

~ 100 air handlers total

Atlanta Federal Center - Before & After BRT24

Re-commission unoccupied modes.

Re-commission variable chilled water pumping and chillers.

Before After

Three 150 HP secondary chilled water pumps running 100% 24/7.

One, sometimes two, pumps most days.One pump 50% at night.

Chilled water temperature: 42oF. Reset to 48oF based on humidity and load at coils .

Two 1,500 ton chillers run all night to cool 2-250 SF server rooms. This 500 SF space out of 1.8 million SF was driving the cost of the building.

Forced the engineers to fix the smaller chiller at 500 ton and made it run all night, to save energy.

Atlanta Federal Center - More Re-Tunes

Installed discharge air temperature resets based on warmest interior & coolest exterior zones.

Locked out outside air during morning warm-up/cool-down.

Installed discharge air pressure resets based on VAV box damper positions. Run at 75% open. Now 3 identical floors will run from 0.5 to 1.5 of static pressure.

Changed dead bands on interior and exterior to allow for floating temperature. Open bays with set points as much as 5 degrees difference from zone to zone.

Atlanta Federal Center - Impact

AFC 36-month GWh trend

28.00

29.00

30.00

31.00

32.00

33.00

34.00

35.00

36.00

3/26

/200

26/

26/2

002

9/25

/200

212

/25/

2002

3/26

/200

36/

26/2

003

9/25

/200

312

/25/

2003

3/26

/200

46/

25/2

004

9/24

/200

412

/25/

2004

3/26

/200

56/

25/2

005

9/24

/200

512

/25/

2005

3/26

/200

66/

25/2

006

9/25

/200

612

/25/

2006

3/26

/200

7

GW

h/yr

Received Energy Star rating.

Energy down 15% to 20%.

Peak down on shoulder months.

Tenant complaints down 35%.

Chart1

34.486347

34.425017

34.594027

34.6312153333

34.7397866667

34.6721743333

35.0712496667

35.022492

34.8466493333

34.893027

34.904021

34.924978

34.9502813333

34.971504

34.8937746667

34.8407216667

34.9150153333

35.3419186667

35.20419

34.8245203333

34.512189

34.15502

33.9022486667

33.7695026667

33.614964

33.5793923333

33.4492423333

33.282981

33.247026

33.177454

33.2701913333

33.0223263333

32.8134713333

32.614358

32.569508

32.4041596667

32.300274

32.234313

32.072544

31.9548366667

31.7903813333

31.841475

31.386221

31.1103786667

30.9888346667

30.9366546667

30.851934

30.8208026667

30.769657

30.697008

30.6310493333

30.5543393333

30.5838846667

30.1907516667

GWh/yr

AFC 36-month GWh trend

Sheet1

SNAFC Electricity Data vs DD

Date End

kWhHDDCDDGWh/yr

8/25/992,997,8720541.8

9/25/992,434,5416.2309.4

10/25/992,620,12896.157.8

11/25/992,351,304228.40.9

12/25/992,756,344517.50

1/25/002,889,556598.40

2/25/003,570,9916000

3/25/003,198,391231.11.9

4/25/002,381,538209.29.4

5/25/002,555,08027.6186.312-month

6/25/002,367,4870362GWh/yr

7/25/002,536,527045832.66

8/25/002,739,6850439.532.40

9/25/002,787,0646.2248.832.75

10/25/002,492,739107.538.132.63

11/25/002,115,507350.827.332.39

12/25/002,379,198777032.01

1/25/013,845,598838.1032.97

2/25/014,233,600486.40.633.63

3/25/013,234,934379.1033.67

4/25/013,269,3122145934.56

5/25/013,055,01413.8128.635.06

6/25/012,732,143025435.42

7/25/012,922,7520366.435.81

8/25/012,734,48835.80

9/25/012,809,66035.82

10/25/012,816,53536.15

11/25/012,503,68736.54

12/25/012,888,65537.05

1/25/022,958,08136.16

2/25/023,678,12035.60

3/25/023,481,28735.85

4/25/022,953,69535.53

5/25/022,362,36034.8436-month

6/25/022,872,09534.98GWh/yr

7/25/022,933,07334.9934.49

8/25/022,813,88235.0734.43Brooks-Range effects are from May-03 to Aug-03, a 3-month period.

9/25/022,941,57135.2034.59-- possible savings might be as much as 10%

10/25/022,731,69335.1234.63

11/25/022,677,01835.2934.74

12/25/022,553,50734.9634.67

1/27/034,086,78236.0935.07

2/25/033,424,71835.8335.02

3/26/032,670,86335.0234.85

4/25/032,520,67134.5934.89

5/27/032,588,06234.8134.90

6/25/032,430,35834.3734.92

7/25/032,612,43734.0534.95

8/26/032,803,35334.0434.97

9/25/032,553,87633.6534.89

10/24/032,333,58033.2634.84

11/21/032,338,38832.9234.92

12/23/033,659,90834.0235.34

1/26/043,432,41233.3735.20

2/24/043,094,59133.0434.82

3/24/042,297,94032.6734.51

4/23/042,197,80532.3434.16

5/24/042,296,70032.0533.90

6/23/042,333,90531.9533.77

7/23/042,459,13631.8033.61

8/24/042,627,77331.6333.58

9/23/042,419,21031.4933.45

10/25/042,317,75131.4833.28

11/23/042,395,82231.5333.25

12/26/042,679,93930.5533.18

1/26/053,236,29330.3633.27

2/23/052,934,52530.2033.02

3/25/052,854,72230.7532.81

4/25/052,356,35530.9132.61

5/24/052,227,81030.8432.57

6/24/052,376,05030.8932.40

7/25/052,621,41631.0532.30

8/24/052,615,99931.0432.23

9/23/052,456,26431.0732.07

10/24/052,378,57131.1331.95

11/22/052,183,65230.9231.79

12/23/052,706,78830.9531.84

1/24/062,721,02030.4331.39

2/23/062,597,19130.1031.11

3/23/062,306,23129.5530.99

4/25/062,364,13129.5630.94

5/23/062,333,90029.6630.85

6/23/062,336,96429.6230.82

7/23/062,459,00029.4630.77

8/24/062,585,40629.4330.70

9/23/062,356,00029.3330.63

10/24/062,103,45029.0530.55

11/22/06242702429.3030.58

12/22/062,480,50929.0730.19

Sheet1

AFC Electricity, Annualized GWh/yr

Sheet2

kWh

GWh/yr

AFC 36-month GWh trend

Sheet3

QUESTIONS?

Thanks!

The Value of O&M TrainingOperations & Maintenance (O&M)Beyond the O&M AssessmentO&M Training Programs in NYCTopics in O&M TrainingO&M Training Results & BenefitsO&M TrainingO&M Training: Learning Tools of the TradeO&M Training: Energy Efficient MotorsO&M Training: Identifying Equipment Operation IssuesO&M Training: Managing Oversized EquipmentO&M Training: Addressing Simultaneous Heating/CoolingO&M Training: Optimizing Heating and CoolingO&M Training: Optimizing SchedulingEnergy Savings from O&MEnergy Savings from O&MEnergy Savings from O&M | Heating Savings from BOCSavings Evaluation FactorsCase Studies in O&M SavingsCase Studies in O&M | PECICase Studies in O&M| RaytheonCase Studies in O&M | Atlanta Federal Center Atlanta Federal Center - Before & After BRTAtlanta Federal Center - More Re-TunesAtlanta Federal Center - ImpactQuestions?