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1 | WEATHERIZATION ASSISTANCE PROGRAM STANDARDIZED CURRICULUM – August 2010 eere.energy.gov

INTRODUCTION TO MULTIFAMILY

Standardized CurriculumENERGY AUDITOR - MULTIFAMILY

WEATHERIZATION ASSISTANCE PROGRAM STANDARDIZED CURRICULUM – August 2010



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Learning Objectives

By attending this session, participants will understand:

• Applicability of single family priority list to small multifamily buildings

• What multifamily buildings qualify for DOE Weatherization funding

• Some general information and characteristics of multifamily buildings

• How a building qualifies for Weatherization funding

• The relationship of the client, building owner and subgrantee

• How the client benefits from Weatherization improvements

4 | WEATHERIZATION ASSISTANCE PROGRAM STANDARDIZED CURRICULUM – September 2010 eere.energy.gov

PRE-AUDIT PREPARATION AND WALK-THROUGH

Learning Objectives

By attending this session, participants will understand:• How to do a building assessment• The role that clients play in helping the auditor

determine health, safety, and energy needs• The desirable interaction among the auditor, the

building owner/manager, the maintenance supervisor, and the client

• Who the client is – and isn’t• Which building data is important to collect


TESTING & DIAGNOSTICS

Learning Objectives

By attending this session, participants will:

• Know the recommended diagnostic procedures for collecting building data

• Know how to use this data to determine the most cost-effective retrofit strategies


EVALUATION

By attending this session participants will understand:• How to evaluate utility consumption• How to generate theoretical fuel consumption• Base load and how to compare theoretical to actual

utility consumption• The basics of various audit modeling tools• How to evaluate and select energy conservation

measures (ECMs)• What goes into the scope of work for a multifamily

weatherization project

Learning Objectives



The Big Picture

Weatherization in smaller (3-stories and less) multifamily buildings is often very similar to single family• Especially buildings with 25 units or fewer, units individually

heated/cooled - single family priority lists often apply

• Multifamily buildings require more up front preparation:

• Coordination with building owner/manager

• Fuel consumption data often more important



Low-Income Multifamily Households

• More than ¼ of U.S. households are in multifamily buildings.

• More than 11 million multifamily households have annual incomes that qualify for Weatherization assistance.

• The average energy expenditure in multifamily low-income households is $1,247 annually.

• 14.4% of annual income in low-income households is spent on energy vs. 3.3% by other households.



Eligible Multifamily Buildings

Which multifamily buildings are eligible?

• WAP Household income requirement = 200% of poverty level or below (same as single family).

• At least 66% of households in a multifamily building must meet income requirements.

• At least 50% of households in duplexes and 4-unit buildings must meet income requirements.

How much Wx funding is available for each building?

• (average Wx $/unit) x (number of units in building) x (% of units in building eligible for funding)

Example: 75% of units are eligible in an 80-unit building where average funding/unit is $6,200.

Total available for WX upgrades to building = $6,200 x 80 x 0.75 = $372,000.



Eligible Multifamily Buildings

• WPN 10-15 describes which buildings meet eligibility levels without further investigation of the subgrantee.

• Building owner also must agree not to raise the rent for a reasonable period of time after weatherization work has been completed.

• In some buildings (Lists 1 and 3 in WPN 10-15), the building owner has already agreed. The auditor does not need to coordinate an agreement.

• In other buildings (List 2 in WPN 10-15), eligible dwelling units could be subject to rent increases as a result of Weatherization improvements, so the building owner/manager must sign off that rents will not increase.



Eligible Multifamily: WPN 10-15, List 1

What do the lists of eligible properties from Notice 10-15 mean?

Three types of property eligibilities are described. List 1 identifies three kinds of HUD properties not subject to rent increases as a result of the weatherization:

Sheet 1) Specific Public Housing properties that are 100% income-eligible




Sheet 2) Specific Public Housing properties that are at least 66% income-eligible




Sheet 3) Specific “HUD Multifamily” (Section 8) properties that are at least 66% income-eligible




List 2 identifies “HUD Multifamily” (Section 8) properties that are at least 66% income-eligible but HUD’s contract with the building owner will expire in less than three years.




List 3 identifies USDA properties that are 100% income-eligible.



Multifamily Client

Who is the client? This can get complicated.

The client is each income-eligible household.

• Are all units in the multifamily building income-eligible?

• Income = 200% of poverty level or below

• Who pays the utility bill?

• Master metered?

• Individually metered?

• Hybrid (master meter gas/individually meter electric or vice versa)?



Contract with Building Owner

A contract with the building owner or building manager is mandatory.



WPN 10-15A – Benefits to Clients

Benefits of WAP in multi-family building rental units must accrue primarily to the low-income tenants residing in such units. Examples:

• Longer term preservation of the property as affordable housing

• Continuation of protection against rent increases

• Investment of the energy savings from the weatherization work in facilities or services that offer measurable direct benefits to tenants

• Investment of the energy savings from the weatherization work in specific health and safety improvements with measurable benefits to tenants;

• Improvements to heat and hot water distribution, and ventilation, to improve the comfort of residents

• Establishment of a shared savings programs



WPN 10-17 – Buy-downs

Installing improvements when SIR < 1 requires buy-downs.

Total costs of improvement is discounted with non-federal sources, e.g.:

• Landlord contributions

• Utility funds

• Donations

• State funds

Do not leapfrog cost-effective measures!

Total package must still have (SIR) > 1 when total investment is measured against total estimated savings.

No leapfrogging! You can’t install bought-down measures ahead of measures with a higher pre-buy-down SIR.



Multifamily vs. Single-Family Audit #1

How is the multifamily audit different?• Multiple parties are involved

• Service provider (subgrantee)

• Building owner/manager

• Maintenance department

• Residents

• Every group or individual has their own priorities/interests/proclivities/problems…whatever!



Multifamily vs. Single-Family Audit #4

How do you model a multifamily building?

Approved audit tool depends on many things but primarily building size

• 2-4 units: NEAT

• 5-25 units individually heated/cooled: NEAT, Rem/Design

• 5-25 units shared heating/cooling: EA-QUIP, TREAT

• 25+ units: EA-QUIP, TREAT



Pre-Audit Preparation

Pre-audit preparation includes:• Gathering the required information• Holding a pre-audit kickoff meeting• Scheduling the audit

Conducting the audit requires:• An outdoor inspection• An indoor inspection of the common

areas and shared mechanical areas• An inspection of the residential units

Pre-audit preparation is very important because so many parties are involved:

• The residents• The building owner and (often) the management company• The building superintendent• The auditor and the Weatherization agency



Information Availability

Ensure the following information is available:

Drawings and related documentation• Latest blueprints/as-built drawings• Major building

repairs/improvements • History of modifications

Apartment description• Number of units and unit types• Number of rooms per unit• Unit and room sizes

Utility consumption records for at least 12 continuous months

• How is the utility consumption metered? Who pays the bills?



Pre-Audit Meeting Agenda

Pre-audit kickoff meeting agenda should also include:• Discussion of who will participate in building audit walk-through

• Auditor team• Building owner/management rep• Maintenance supervisor• Resident representatives• Wx agency representative• Others?

• Schedule for the audit walk-through • Discussion of how to prepare

residents for the walk-through• Discussion of superintendent’s responsibilities

• Always accompanies audit team• Always pre-plans (and has keys and tools) to access all units,

mechanical rooms, roof, crawl space, basement and equipment



Ask the Right Questions

Many of the questions for multifamily are similar to single family, but more expansive:

Single Family Multifamily

How many people live in the home? How many people live in the building and how many units are there in total?

Are there cold rooms? Hot rooms? Are there cold units? Hot units? Are there cold or hot rooms within units? Are there cold or hot floors?

Does the owner use window shades to control solar heat gain?

Does the owner use window shades to control solar heat gain in their units? Are units on one side always more comfortable than the other side? Does the season make a difference?



Pre-Audit Meeting Agenda



Exterior Visual Assessment #1

Begin with the outdoor inspection. Take lots of pictures. •Verify building measurements.•Note outside wall facing type, coating, and condition.•Perform general infrared scan.•Inspect and record types and sizes of windows and exterior doors. Note clues about air leakage at both. •Inspect outside lighting and record numbers, types and conditions of fixtures and bulbs.•Note type and condition of exterior foundation. Are all living units above ground?•Inspect the roof.



Interior Visual Assessment – Central HVAC & DHW Configuration #2

During your walk-through, verify or correct the type and number of systems recorded from the drawings:

• Hydronic or steam systems?• 1-pipe or 2-pipe systems?• Electric baseboard system?

• Forced air systems?

• Controls and setpoints?

• System & component characteristics



Interior Visual Assessment – Residential Units #2

• Wall insulation• Windows and doors• Thermostats• Refrigerators

Note the presence, location, and condition of:• Fireplaces • Air registers• Window A/C units• Recessed light fixtures• Stored chemicals that might affect IAQ



• Combustion appliance safety

• Combustion efficiency• Blower door (Air leakage)• Zonal Pressure

Diagnostics• Infrared imaging• Duct Leakage• Ventilation exhaust flow• Electrical

• Water flow• Baseload• Moisture

What do we test?

A sample combustion appliance test toolkit.



Zone Pressure Diagnostics #2

The pressure difference of the roof cavity WRT the apartment should be close to 50 Pa.• If impractical to measure the roof

cavity directly, take a separate local reading during the blower door test.

50 Pa WRT the residence



Infrared Scanning #1

Conduct infrared scan with the blower door running to determine:

•Air leakage in inaccessible building cavities

•Effectiveness of the thermal boundary

Photo courtesy of PA Weatherization Training Center

An infrared scan with the blower door running shows air leakage at the top

plate of an interior wall cavity adjacent to the attic ceiling.



Electrical – Testing

Voltage Drop Testing

• Reads the percentage of voltage drop on a circuit.

• A voltage drop over 5% may indicate undersized wiring, improper slices, and other dangerous point loads due to bad connections.

• A qualified technician should investigate potential wiring problems.

Photo courtesy of PA Weatherization Training Center



Moisture: Symptoms #3

Mold on interior surfaces

Photo source: PA WTC PhotoPhoto Source: PA WTC


EVALUATION

Month Bill kWh Ave. Base Load Heat? Cool?

Jan 16,780Feb 15,715Mar 9,840Apr 5,155May 2690June 2610July 4370Aug 2210Sept 2880Oct 6,635Nov 11,030Dec 18,240Total 98,155

% Base Load Use

Lowest Reading 22102nd Lowest

3rd Lowest

Average Monthly Base Load

26102690

7510/3

= 2,503

Lowest Reading 2210

2nd Lowest 2610

3rd Lowest 2690

Average Monthly Base Load

2,503

Bill Analysis Example No. 1


EVALUATION

Appliance Energy Use (Annual)

Appliance Low kWh Mid kWh High kWhRefrigerator 400 900 1,500

Clothes Dryer 500 900 1,200Clothes Washer 500 900 1,200Indoor Lighting 350 900 1,200Air Conditioning 300 500 750

Cooking 300 500 750Television 200 350 600

Outdoor Lighting 50 250 350Space Heating Motors 150 250 350

Stereo 100 200 300Hair Dryer 25 100 200

Vacuum Cleaner 25 50 75Miscellaneous 100 200 400

36


EVALUATION

• Calculate theoretical utility use with an approved modeling tool.

• The training/technical support contacts are as follows:

Calculating Theoretical Loads

EA-QUIP Nick Dirr, LEED [email protected] Association for Energy Affordability, Inc105 Bruckner Blvd., Bronx, NY 10454(718) 292-6733 x8209

TREAT David HoffmannPerformance Systems [email protected] Brindley Street, Ithaca, NY 14850(607) 277-6240 x252

NEAT Michael [email protected] Ridge National LaboratoryPO Box 2008 MS6070Oak Ridge,TN 37831-6070 (865) 574-4506

Rem/Design Rob [email protected] Architectural Energy Corporation2540 Frontier Avenue, Suite 201Boulder, Colorado 80301(303) 459-7504

mailto:[email protected]





EVALUATION

Analyzing Model Outputs #1

Modeled vs. Actual Energy Use Wide difference between modeled and measured

consumption when specified HVAC equipment used in model.


EVALUATION

• Dimmers• Photocells• Specialty bulbs (candelabra, reflectors, etc.)• Color Scale

- CRI: 0 – 100; most CFLs are between 80-90- Kelvin Temperature

• 2700 - 3000K: Warm white/Soft white light (incandescent)• 3500 - 4100K: Cool or Bright White light• 5000 - 6500K: Natural or Daylight

• Mercury

Lighting and CFL Considerations


EVALUATION

Ventilation #1

Fans are selected from menus.

Duty (hours of usage) can be specified by modeler.


EVALUATION

Recommendations #2

…and some provide the information on more than one sheet. EA-QUIP lists payback and SIR on one sheet…

(Note that the audit tools usually allow the user to add or remove possible measures. In this example the model evaluated window replacement.)


EVALUATION

• Appendix A• SIR ≥ 1• Client Acceptance Review recommendations with clients and building owner. If

the either does not want certain measures installed:1. Continue with weatherization, minus the unwanted measures

a. This can get complicated in multifamily buildings where there are many clients, which is why communication throughout the process is key – and why a trusted resident representative is important.

b. Scope of work must carefully reflect specific exclusions.

2. Defer weatherization services

Client Acceptance


EVALUATION

Write a document that is well-organized and uses understandable terminology

Depending on complexity/size, you might want to involve an engineering firm or an architect/engineer to develop contract

documents for the Weatherization work. The scope of work should include:

Develop Scope of Work #1

• Clear travel directions• Contact information• Note any client issues – contact time, deafness, need translator, etc.• Photos of front of building• Accurate dimensions, material quantities and description of materials• Demolition and replacement description and details for replacement or

repair of HVAC and DHW and associated equipment