NY DEP Water Challenge to Universities February 4, 2019 ...€¦ · NY DEP Water Challenge to...

NY DEPWater Challenge to UniversitiesFebruary 4, 2019

Submetering and Leak Detection - Driving behavioral change

Presenter:    Don  Millstein,  PresidentH2O  Degree

The  Problem…  

S Achieve  maximum  water  efficiency  S Reduce  operating  expensesS Create  tenant  behavioral  changeS Drive  owner/maintenance  behavioral  changeS Increase  the  facilities  Net  Operating  IncomeS Improve  the  property  valuationS Participate  in  Green  /  LEED  initiatives

Goal  of  water  submetering  &  leak  detection

What  is  Submetering?

• Metering  of  water  consumption  “Sub”  of  the  utility  water  meter

• Building  has  one  Master  Meter  from  the  utility,  how  does  it  allocate  the  water  bill?• Just  include  water  as  part  of  rent

• Allocate  water  bill  based  on  some  estimate    (sq.  footage,  units,  bedrooms,  etc• Rubs  – Ratio  Utility  Billing  System

• Install  individual  meters  to  bill  tenants  for  their  actual  usage• Equitable  way  to  bill  tenants• Creates  an  incentive  for  conservation• Provides  property  owner  with  ability  to  recover  cost  

Utility  Master  Meter

Utility  Apartment  Meter

Point  of  UseWater  Meter

Top  5  Applications  of  Submeters  in  Universities  and  Colleges

1. Tenant  billing  throughout  campus  – retail  space,  offices,  dormitories,  etc

2. Cost  allocation  among  departments  – Engineering  School  vs  Business  School

3. Leak  Detection  throughout  campus  -­‐ toilets,  showers,  sinks,  irrigation,  HVAC

4. Cost  allocation  for  research  projects  and  funding

5. LEED  Credits  – Energy  &  Atmosphere  and  Water  Efficiency

Driving  Behavioral  Change

Tenant/Employee  Change• Bill  tenants  for  usage• Allocate  cost  to  departments• Create  incentive  to  conserve• Not  subsidizing  other  tenants• Feel  part  of  green  initiative

Management  Behavioral  Change• Leak  Detection  Reporting• Create  incentive  to  repair  leaks  • Hold  accountable  for  timeliness• Feel  part  of  green  initiative

Daily  Leak  Reports

Traditional    Pulse  Output  Water  Meters

NorgasCold  &  Hot1  Pulse  per  10  Gallons

Master  MeterCold  Only1  Pulse  per  Gallon

Wireless2  Channel  Pulse  Counter

Pulse  Output  Meters  good  for  billing,  can  be  challenging  to  get  granular  leak  detection

NeptuneCold  &  Hot¾,  1,  1  ½,  2  inch1  Pulse  per  10  Gallons

Point  of  Use  Submetering

• Applications  where  plumbing  is  a  Riser  Pipe  configuration• One  water  pipe  runs  either  up  the  building  or  

through  the  ceiling  tapping  off  to  multiple  points• Toilet• Shower/Tub• Bathroom  Sink• Kitchen  Sink• Washing  Machine

Gallon Temperature Time Event

40.58%

23.58%

13.16%

5.85%4.23% 3.54% 3.41%

Typical Dormitory Point of Use Consumption

Toilet

Shower

Bathtub

Kitchen  Sink  Hot

Bathroom  Sink  Hot

Kitchen  Sink  Cold

Bathroom  Sink  Cold

Every  DROP  Counts

Components of a Standard

Toilet Tank

Every  DROP  Counts

Toilets  – 40%  of  the  consumption70%  of  the  leaks

Consumption  by  Fixture  – Leaks  -­‐ Behavior

Consumption Leaks Billing Behavior

TOILET Cold 40% 70% Low

TUB SHOWER Hot 25% 8% High

Cold 8% 5% Low

KITCHEN SINK Hot 15% 8% High

Cold 2% 3% Medium

BATH SINK Hot 8% 4% Medium

Cold 2% 2% Low

Average  Daily  Consumption    (ADC)How  to  calculate  ADC

Step  1:    Divide  Water  Bill  by  the  number  of  Days  in  the  Billing  Cycle

Step  2:  Divide  answer  by  the  number  of  Apartment  Units

Step  3:  Compare  to  the  national  average  for  1  Bedroom  of  70  Gallons  per  day

Analytics  based  on  Comparison

• Under  70  Gallons  ADC• Efficient  Tenant• Elderly  Tenant

• Over  130  Gallons  ADC• Leaky  toilets,  showers,  sinks• Wasteful  tenants

• Over  200  Gallons  ADC• Abusive  waste  of  water• Extensive  Leaky  appliance• Underground  leaks• Pin  Hole  Leaks  in  the  walls• Over  occupancy

Target  ADC  70  Gallons  for  One  Bedroom

Average  Daily  Toilet  Events

• 10  Events,  normal  day

• 20  Events,  bad  burrito  the  night  before

• 100  Events  with  little  usage  each  time,  broken  flapper  valve

• 2  events  with  constant  water  flow,  broken  flow  valve

• 20  events  everyday  for  a  week  or  two  – Over  Occupancy

• Get  instant  alerts  when  a  leak  occurs

• Measures  water  flow  in  real  time  by  sensing  the  pulse  of  the  meter

• Dashboard  that  shows  property  data  by  hour,  day  or  month

Leak  Detection  for  Master  Meters

• Instantaneous  Leak  Reports  • Sent  via  E-­‐Mail  (Text  in  future)• High  Gallon  Report

– Criteria  – More  than  X  gallons  per  hour  for  N  hours

– Report  available  with  both  H2O  Degree’s  M54120  meter  and  any  pulse  output  water  meters  connected  to  H2O  Degree  Pulse  Counter

• Constant  Flow  Report– Criteria  – 60  Minutes  of  flow  in  an  

hour.    This  report  is  available  only  with  the  H2O  Degree  M54120  meter  for  both  point  of  entry  and  point  of  use

Instantaneous  Leak  Report  Option

0200000400000600000800000

Longwood  monthly  cold

Longwood  monthly  hot

Longwood  285  apts

Daily  Leak  Detection  Reports

• Daily  leak  detection  reports• E-­‐mailed  to  various  stakeholders• Property  Manager• Maintenance• CFO

• Web-­‐portal  view• Highlights  issues  and  if  they  have  been  rectified

LEED  Points  from  Submetering

• Saved  2.9  Million  Gallons  per  year

360  State  Street  – New  Haven,  Ct        -­‐ Yale  University

• 500  Units,  32  Story  – New  Construction

• Developer  – Becker  &  Becker• Water,  Electric  &  Thermostats• Platinum  LEED  Building• Mainly  Yale  Graduate  Students

• 1,000  Wireless  Water  meters  -­‐ dual  point  of  entry    One  hot  and  one  cold  water  meter• Submetering  for  tenant  billing• Daily  leak  detection  reports  sent  to  property  

• Average  Daily  Consumption  (ADC)  45  – 55  Gallons  per  unit,  compared  to  industry  average  70  Gallons

University  of  South  Carolina

• 533  Units  – Student  Housing• Mgt.  Company  – PMC

• Off  Campus  Dormitory  Style  Housing• Single  point  of  entry  water  submetering• Submetering  Retail  and  office• Payback  estimated  1.5  – 2.5  years

Texas  A&M  – Traditions  Apartments

• Off  Campus  Apartment    Style  Housing

• Thermostat  Controls• Temperature  Control  &  Set-­‐back• HVAC  Maintenance  Reporting• Control  vacant  utility  cost

• Electric  Meters• Tenant  billing  for  electric  over  an  Allocation

Penn  State  University

• Off-­‐Campus  Apartments• 3  Different  properties• Mix  of  mid-­‐rise  &  garden• Over  300  apartments• Point  of  use  hot  water  metering• Toilet  metering• Electric  meters• Thermostats

H2O°Thank  you  for  your  time

Don  Millstein  – PresidentH2O  Degreedonmillstein@h2odegree.com215-­‐208-­‐5487

Live Building SystemsWater Conservation2019

Our Purpose

• Liberating Utility Data for Real Time Solutions• Utility data is no longer restricted to quarterly bills

• Transforming an Industry and the Environment• LBS saves management money (most of our services have an ROI of less than 1 year)• LBS helps to reduce wasteful utility consumption a t a variety of building types

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LBS Real-Time Data Dashboard

• LBS provides a centralized overview for all buildings undergoing conservation efforts

• Building consumption can be tracked against EPA or fully customizable targets

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Identifying Excess Water Use• Active Water Monitoring

• Dedicated water monitor• Weekly reports• Leak alerts

• Sub-Metering• Separate commercial consumption from

residential• Revenue grade meters + LBS generated

bills

• Live Risers• Connecting smart meters to the building’s

cold water lines

• Live Locations• Installing POU meters on toilets, sinks,

showers, etc.

Live Locations (POU)

Active Water Monitoring

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Live Solutions: Going Beyond• Excess Water Use

• Can dispatch leak inspection team• Dedicated water monitor helps to diagnose leaks

• Sub-Metering• Revenue grade meters + LBS generated bills

(Commercial)• Revenue grade meters + LBS-Partner billing services

(Commercial & Residential)

• Total Building Inefficiency• LBS staff will visit the building and perform efficiency

walkthroughs to identify solutions

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Water

• Example 1: Live Risers

• This line (Line C) was wasting over 3,000 gallons per day due to a running toilet

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Water

• Example 2: Live Risers

• Management dispatchedtheir maintenance teamand a major toilet leakwas found and repaired in just over 24 hours

• ~90 gal. of water wasted per hour

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Water

• Example 3: Live Risers

• The install a t this building was completed in early January 2017

• Water consumption in 2017was 1.6m gallons lower andproduced $21k of savings

• January 2018 water consumption is showing that the savings are on track to continue

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Water

• Live Risers – Targeted Leak Detection

• The install completed on 12/26, and within 24 hours a leak was detected and fixed

• Instead of all units being searched, only the J line required attention

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Water

• Carnegie Mellon -AMRs

• Automated meter reading is not currently available in Pittsburgh

• The LBS AMR allows for real-time data granularity

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Water

• Example: Commercial Sub-Metering• LBS commercial sub-

metering allows for remote reads, circumventing time intensive manual reads

• Real-time tenant consumption al lows for accurate b i l l ing , leak detect ion, and the abi l i ty to generate monthly repor ts

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Water

• Example: Commercial Sub-Metering Reports• LBS commercial sub-

metering allows for remote reads, circumventing time intensive manual reads

• Real-time tenant consumption al lows for accurate b i l l ing , leak detect ion, and the abi l i ty to generate monthly repor ts

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Contact UsTeghpal SandhuEmail: Tegh@livebuildingsystems.comCell Phone: 516-368-4443

Christopher TreiberEmail: Christopher@livebuildingsystems.comCell Phone: 516-415-2710

John DiBellaEmail: John@livebuildingsystems.comCell Phone: 518-852-0544

Office Phone: 866-954-4703Email: Info@livebuildingsystems.com

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