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Regional Market Preparation for Energy Efficiency services in Public Buildings

Project N° EIE/04/006/S07.39512

GUIDELINES FOR FEASIBILITY STUDIES OF ENERGY EFFICIENCY SERVICES

January 2006 Edited by

Ruediger LOHSE KEA GERMANY

e-mail: ruediger.lohse@kea-bw.de

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Co-authors:

Asko Ojaniemi, Jyväskylä Science Park (JSP), Finland Gabriele Aicher, Christiane Egger, Christine Öhlinger, O.Ö. Energiesparverband (ESV), Austria Dr Crispin D Webber, North East London Energy Efficiency Advice Centre (NELEEAC), Great Britain Carlos Baste, Eulalia Vehils, Institut Català Energia (ICAEN), Spain Jean Leroy, Claire Morand, Reinhard Six, Rhônalpénergie Environnement (RAEE), France, Project coordinator Manuel Swärd, Energy Agency for Southeast Sweden (ESS), Sweden Marcello Antinucci, Lisa Sentimenti, Agenzia per l’Energia e lo Sviluppo Sostenibile di Modena (AESS), Italy

The sole responsibility for the content of this publication lies with the authors. It does not represent the opinion of the Community. The European Commission is not responsible for any use that may be made of the information contained therein.

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European Project PU-Benefs

PUblic Buildings Energy Efficiency Services

Presentation

This project intends to develop a suitable management framework for assisting public bodies and especially local authorities to implement energy services including energy efficiency, and thus to enhance the market of energy efficiency and energy services, by providing efficient tools to meet the needs of public bodies and facilitating the work of ESCOs. The major outcome of this action would be an increased number of public bodies using energy services.

Opening of energy markets and use of energy services represents a good opportunity for local authorities to include energy efficiency measures in their management, but several problems can occur, such as lack of knowledge of existing mechanisms, as third party financing, specificities inducing difficulties to implement energy services (legislation, accounting schemes etc), risk of losing the knowledge on the energy consumptions.

Concrete assistance will help the local authorities overcoming their non-technological barriers, to create a new market for energy services and thus realise the high energy efficiency potential in their building stock.

Work will start with studies on the specificity of public bodies, their legal framework and capacity for third party finance contracting. In total fourteen feasibility studies will identify the specific problems and solutions for implementing energy services. Elaborated specifications will assist local authorities for their tenders to implement energy services, allowing having the best offer by ESCOs.

As the quality of contractual relationships is crucial model contracts will be elaborated, taking into account the acquired know-how in Europe, in a way those public bodies can adapt them rapidly. Tools (brochure, CD-ROM, web sites) will be produced in seven languages facilitating the implementation of energy services.

The dissemination will ensure an efficient replication of the work carried out directed to the target groups while associating the key actors (specific advisory committees). Organisation of training and dissemination seminars at different levels completes the promotion. In this way this project will be able to increase the number of public bodies and local authorities deciding to study and further to implement energy services schemes.

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Table of contents 1. Implementation of energy service and energy performance contracting projects . 5

1.1. Step 1: Project development .................................................................... 5 1.2. Step 2: Feasibility study (FS) ................................................................... 6 1.3. Step 3: Purchasing Process..................................................................... 8

2. Helpful framework conditions ........................................................................ 11 3. How to choose buildings - first selection (1. Step Project Development) ........... 12 4. Decision making process (1. Step: Project Development)................................ 14 5. Feasibility study: Objectives.......................................................................... 15 6. Feasibility Study Procedure .......................................................................... 16

6.1. 1. Step Feasibility Study: Ascertainment and assessment on the .. current situation.......................................................................................................... 17 6.2. 2. Step: Planning and assessment of measures....................................... 19 6.3 3. Step: Development of overall concept ................................................. 23

Annex................................................................................................................ 29 A General information on client and building ..................................................... 30 B General basic information on facility, using hours and consumption................. 32 C Buildings fabric ........................................................................................... 40 D Heating Energy Supply................................................................................ 42

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Introduction

The successful implementation of energy service projects is often hindered by a couple of items coming up with the project development:

• Most of public authorities have no detailed information about the energy costs in

their building stock • Even less do run a professional buildings management, and have only few

information about the technical, organisational and low-investment weak points in their buildings

Experience shows that to run a successful project implements good knowledge about weak points and costs. In earlier projects, the public authority allocated the raw analysis/feasibility study completely to the ESCOs. This has lead to a weak position of the authorities during the purchasing and negotiation process. As long as only the ESCO has the know-how on the needs for action, the ESCO controls the process. The result has often been problematic: e.g. in many projects severe interface problems occurred. Measures did often only optimize or replace the energy saving parts of the installations, which urged the public authorities to replace the non- energy saving part of the installations.

Projects being raised in the last two or three years have learned from that and recommend public authorities to prepare energy saving projects with their own feasibility study, analyzing the most typical weak points in public buildings´ installations.

The guideline for feasibility studies should be a manual for the preparation of the project in that way. It gives some essential project information which has to be transformed in the national context and delivers a checklist with some typical items to be cleared at the very start of the project. The feasibility study is only a raw analysis with a small cost budget. So it is up to the expert doing the study, which of the working sheets he uses for his work, and which data is finally collected.

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1. Implementation of energy service and energy performance contracting projects

The procedure for carrying out energy service and energy performance contracting projects normally follows at least five steps and three decision points, in which the public authorities may influence the ongoing and the contents of the project.

1.1. Step 1: Project development

This step normally takes place within the organisation of the public authority and is mainly the opinion shaping. Urged by lack of financial potential, technical know- how and own personal capacities, and at least by the public boards the public authorities leave their “normal” way of investing in their buildings and energy equipments and start to analyze alternative ways. Energy performance contracting (EPC) and energy services (ES) have become more and more common in some European countries and information based on practical experience, such as guidelines, project reports are already available. In regard to the more or less complicated proceedings from the first idea to the implementation of such a project, a market for consultancies has been developed, in which some design companies and energy agencies offer specific advice to each step of the proceeding. On the other side of the market, a number of

1 Project

Development

2 Feasibility

Study

3 Purchasing

Process

4 Implemen-

tation

5 Contract period

Decision Point 1

Decision Point 2

Decision Point 3

Overview on public Step- by- step energy service project

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local and global players offer their products such as EPC and ES. The EU guidelines for public procurement normally foresee a competitive purchasing process with at least three competitors, which disable public authorities in mostly all cases to go into direct negotiations with service companies. The few cases in which the direct placement of an order is legal are very specific and do not play any important role in this kind of projects. Some authorities trying to avoid the proceeding have made their painful experience with the penalties (mostly financial restrictions) resulting from their mistake.

Target of step 1

• to gather and edit useful information about EPC and ES • to make transparent the market and purchase mechanism • to make transparent the market partners and their services • to formulate the targets (technical, operational and financial) which should be

achieved by the project • to prepare the authorities, their boards and council decisions to kick-off the

second step of the proceeding, which is the feasibility study.

Market partners involved and their role

• public boards and councils: initial function (not only a few projects have been

initiated by members of the councils and not by the authorities themselves) and decision

• public authorities: preparation of the decision making process in the council • consultancies: edition and dissemination of information for the public authorities • ESCOs: information on reference projects, initial function, which normally does not

lead to mandates

Decision Point 1

• Kick- off for step 2

1.2. Step 2: Feasibility study (FS)

In this step a preliminary (raw) analysis is carried out among “representative” parts of the building stock. The main aim is to evaluate if the ideas and ambitions formulated in step 1, actually are realistic to achieve based preliminary identified saving potentials and the estimated costs.

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Target of step 2 • raw analysis of typical weak points of the main energy consumers in the building

stock • generation of the base-line data (energy consumption, energy prices, energy

costs, maintenance costs etc.) • generation of a “to-do-list” with measures and interface definitions for each weak

point • first evaluation of the estimated costs and savings for each measure • qualification of the measures into categories: technical very important, highly

economical, nice to have • prepare decision which kind of energy service is more meaningful (ES, EPC,

others) for the portfolio of measures • which are the next steps for the procurement of the service foreseen and which

are the related costs for these steps • indication if it’s interesting for the public authority to proceed further with the

purchasing process (step 3) • decision in the public council to kick off the purchasing process

Decision Point 2 • determination of the form of energy service and the buildings in which it should be

carried out • kick off the purchasing process • decision prepared by the public authority and their consultancy, decision normally

made within the authority (minor projects) or within the public council

1.3. Step 3: Purchasing Process

In regard to the European Public Procurement Act the public authority has to run a competitive purchasing proceeding, which is more or less standardized and specified in each European country.

Target of step 3

Step 3 normally is consisting of several parts which have to be done by the authority and normally an experienced consultant: • prepare all necessary papers for the prequalification and the tender proceeding

such as the contract, baseline data, form sheets • run the prequalification before sending out formal request for tenders. The process

is necessary in order to ensure that the public body in the later stages is entitled to use the more flexible Selective or Negotiated procedures. When 3-5 potential

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ESCOs are pre-qualified they receive the request for tender containing basically three evaluation criteria.

• The level and quality of references, experiences and the proposed cooperation structures

• The type and conditions of conceptual, financial and contractual structures • The calculated level of savings, it’s calculation basis, and the saving guarantee

structures • The quality and quantity of measures to be carried out by the ESCO

and a more or less detailed and standardized contract and other form sheets • Running the evaluation and negotiation and fine tuning of the ESCOs` offers.

However, even after rewarding one ESCO the analysis and development contract, a 2-stage process is in use, meaning that it’s the results from the detailed analysis and development that determinate if the customer finally says yes.

• Preparation of the decision to reward based on decision making matrix taking into consideration the evaluation criteria

• Preparation of the next step which is often the fine (detailed) analysis to be done by the ESCO

Decision Point 3 • reward of the ESCO which has had the best offer with two feasible consequences:

a) the mandate to start the planning, building and operations proceedings for the negotiated measures (1 step proceeding). Since the tendering process seldom gives the opportunity for detailed studies or technical coordination and joint implementation strategies between tenderer and the customer, is often a more detailed analysis and project development necessary in order to give the customer a comprehensive decision making material. To avoid unnecessary risks for the tenderer and to keep the decision making material as detailed as possible, the “two- step- proceeding” is practiced, particularly in technical complex projects.

b) the “two- step- proceeding” foresees that the best tenderer is rewarded with the mandate to start a detailed analysis and planning process in close adjustment with the public authorities, to calculate the measures again and to confirm or improve the economic criteria of the step before (2 step proceeding). Solution b) normally implicates that the final decision about signing the final implementation contract is not before the presentation of the results of the detailed analysis.

• decision prepared by the public authority and their consultancy, decision normally

made within the authority (minor projects) or within the public council

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1.4. Step 4 Implementation

This step is quite comparable to the comparable self-financing measures. To optimize the results, the ESCOs planning and implementation process should be adjusted very closely with the public authority. Depending on the contract model chosen, often the ownership of the installations is changing hands to the public authority. In regard to possible risks resulting from bankruptcy of the ESCO this may be a viable way to avoid conflicts with the ESCO´s creditors. Before finishing the implementation stage the ESCO and the customer must agree on that all the technical and administrative equipment and routines necessary for the follow up and guarantee phase, is in place.

Prequalification - selection at least 3 ESCOs

One step proceeding Two step proceeding

Prequalification - selection at least 3 ESCOs

Call for tenders, Evaluation, Negotiation Results: 1 Step ESC: measures, guaranteed savings, contract period

Reward: final implementation contract Based on the results of the first step

Implementation

Call for tenders, Evaluation, Negotiation Results: 1 Step ESC: measures, guaranteed savings, contract period

Reward: fine analysis/ planning contract with target to confirm the results from the first step

If confirmed: normally final implementation contract is signed If failed: end of the proceeding/negotiations with second best tenderer

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Targets of Step 4

• installation of the energy efficiency measures fixed in step 1 or step 2 • successful functional control by the public authority • final definition of interface between ESCO and buildings installations • start of the contract period

1.5. Step 5 Contract period

This phase contains the continuous follow up and reporting work related to the savings guarantees. The ESCO normally report actual energy consumption versus guaranteed consumption and savings on an monthly basis. Every third months is a formal follow up meeting being held, and once a year is the contractual and financial conditions being addressed and any potential over- or under performance is settled.

In addition, the duties of both parties resulting from the contract are in operation now. This includes the periodic maintenance, the quick response on failures, the guarantee repair works etc.

2. Helpful framework conditions

Especially in public authorities contracting and service projects are not prepared on long term plans, the needs occur “suddenly”, when e.g. a boiler break down just has happened or seem to be unavoidable in the next heating period. Aside that “hands- on” strategy, still mid- and long term planning is the better way to proceed.

Planning data can be gained from a frequently updated weak point list. This can be generated within a facility management or an energy management project. The monthly energy consumption reports often give much more helpful information about the weak points and problems occurring in the operation of the existing installations which can be used in the preparation and implementation of energy service and EPC projects.

Not to forget, that well operated energy management projects generate enough energy saving benefits without investment, the gains are “free”.

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Contracting: Step-by- Step Project Development

•

Energy Management= 10- 15% Savings with small-budget- investment

Energy Management= 10- 15% Savings with small-budget- investment

Energy- Audit for Buildings with high Saving-Potential-Energy concept

-Investment + Finance Plan

Energy- Audit for Buildings with high Saving-Potential-Energy concept

-Investment + Finance Plan

Bench-marks

Make or Buy Analysis based on annual Full-Costs

High Energy Prices

Own

Investment

Energy-

Contracting Performance Contracting

3. How to choose buildings - first selection (1. Step Project Development)

At the very beginning of the proceeding, with only few information and normally no on- site- visit collected data a first estimation can help to analyze the buildings stock very quickly whether EPC or other energy service could be implemented. The criteria are at least the energy consumption and costs for each building. Often only costs for heating and electricity are available. The consumption can be calculated with average energy prices. If available without big efforts, the heated area (m²) should be collected and a first benchmark for the electricity and heating consumption can be calculated.

Quick check for building pools:

• Target: First selection of viable buildings • Data needed: energy consumption, heated area (m², if available) • Criteria for ESC: Energy costs higher than 50.000 €/a (electricity and heating, see

below) and benchmark obviously higher than average specific energy consumption • Criteria for Energy Service Contracting: Energy costs higher than 20 - 30.000 € /a,

since costs for the purchasing process and the project management may not be in a reasonable relationship to the energy costs per year.

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To implement an EPC project, the needed investments, and the cumulated present value of annual costs as well as the transaction- costs which occur in the purchasing proceeding, have to be paid by the energy and maintenance cost savings. The first item taken into account is the energy costs. In Germany EPC projects have been realized in objects with energy costs of at least 50.000 €/a. But it should be taken into account that this is certainly close to the minimal cost baseline, were EPC projects still may make sense.

• Building: High school • Energy costs: 100.000 €/a • Measures: boiler, pumps, lighting system overall estimated: 50.000 € • EPC costs besides investment, including financing, O&M, maintenance and

transaction costs: estimated: 60.000 € • Total costs: 110.000 € Average savings in EPC: 20%, 20.000 €/a • Static Pay back time: < 7 years

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4. Decision making process (1. Step: Project Development)

Two main items have to be considered before starting a project, which make it reasonable to have some crucial information about the public body and avoid mistakes and frictions:

• The individual purchasing regulations (see WP 2) may vary in regard to the type of

public body. There is a difference between the regulations for e.g. a municipal utility and the municipal authority.

• Also the decision making process may be different for different public bodies e.g. state authorities and municipal authorities

A checklist may help to shape the profile of the public authority. (Further checklists see Annex A)

Profile of the public authority

Short review on the main data of the client • Which kind of public body is it? Municipal utility, municipal authority, county

authority, etc. • Main objectives of the client • Activities enhanced so far in climate protection and energy saving • Information about different utilisations of the operated buildings stock • Which were the reasons for anticipating the feasibility study e.g. lack of own

financial opportunities

To get a better understanding on the clients’ decision making process the description of the proceeding and the involved persons is helpful.

• Decision making process for the feasibility study • Which persons were involved in which part of the process? • Opinion of the staff involved in the process • Which commissions were needed for final decision • Which were the criteria for choosing the foreseen buildings? • Who was involved? • Criteria: benchmarks, short on-site audit • Which experiences were made in the data sampling process?

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• Who was involved and which data was most difficult to gain? What were the reasons of the problems?

5. Feasibility study: Objectives

Target of the feasibility study in the context of PU-Benefs project is at least to generate a platform for decision-making on energy-saving measures and the way how to implement them. The following items have to be studied: 1. Identification of measures

The feasibility study gives basic information for the buildings owner as well as for the contractor.

• Evaluation of technical weak points and capable improvements in the technical installation of the building

• Evaluation of the management and operation of the facilities including maintenance services

2. Way of implementation

The feasibility study also gives information about the way of implementation of the foreseen measures, which could be performed by the owner, or by contracting or operation services. The feasibility study may be helpful to decide if a performance contracting or energy service contracting could be capable.

3) Purchasing instrument

In some countries, e.g. in Germany, specifications are required for the purchasing proceeding. In own- controlled investment projects a very detailed specification, which gives clear information about the quantity and quality of each purchased item is delivered, which enable the construction companies to fill in prices. This may often be standard for purchasing process of operation and maintenance services.

The purchasing of energy service contracting often requires at least some data about the quantity and quality of the energy needed and about further services which are required, e.g. specification on maintenance services.

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Performance contracting projects often do not require specifications of the measures. E.g. in Germany purchasing regulations for performance contracting projects at least only require basic information about the buildings (address and baseline for energy consumption). The contractor has to define his measures and the guaranteed savings on his own. A detailed specification of the measures often does not exist.

What seems to be simplification turns out to the opposite, when the evaluation of the bids, especially the foreseen measures is next on the agenda. Often the public buildings owner has not enough basic information about his facilities, especially the capable energy saving measures. As good practice projects show, the first step for the buildings owner should be an energy audit, such as the feasibility study. There are apparent advantages: the contractor benefit is that he has an indication of the measures the public authority aims at. At least, the feasibility study could be used as an agenda for the purchasing proceeding, which leads to a remarkable simplification of the bidding proceeding. Also the feasibility study is the data platform for the interface definition between the measures of the contractor and the facilities staying in response of the buildings owner, which often has turned out to be very difficult without reliable data basis.

Last but not least, public authorities require an estimation about the competitiveness of the bids in comparison to their own performance. The results of the feasibility study, especially the economic evaluation of the measures can be used for the answering of that.

To fulfil the function of a purchasing instrument, the feasibility study should give information about:

• the weak points and measures to be studied by the contractor in his bid • the examination of the economic efficiency of the proposed measures • the clear interface definition for the technical facilities to be replaced

6. Feasibility Study Procedure

To meet the objectives of the feasibility study the feasibility study should be carried out in at least three steps. The results and the increasing database of each step allows a more precise proceeding and better targeting of the feasibility study contents. This proceeding also supports the input of the facilities owners experience and ambitions.

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6.1. 1. Step Feasibility Study: Ascertainment and assessment on the current situation

To prepare an energy efficiency project at least this step should be done to gather some basic information. The main target in the first step is to evaluate

• generate the energy consumption, cost and price baseline • the energy consumption, if this did not happen during the “Project Development” • the technical, organisational weak points in the building, its installation and the

operation conditions, on which the “to-do-list” for the project will be founded.

The following main tasks should be managed in this step. To organize the data collection and the evaluation of the technical equipment, the questionnaire- worksheets in the annex may be useful (see brackets).

• Examination of the sufficiency of the available data: are they based on own data

collections, bills, planning schemes or other data? • Organisational data: the data needed to stay in contact with the operating

personal, the design and the executive level as well (A4) • Collection of the consumption and other costs data: the consumption data, the

maintenance costs should be based on the energy consumption bills, • Collection of the technical data of the building and its energy infrastructure: the

data of the technical equipment normally must be collected in an on-site visit (B – D)

• Baseline data: energy consumption, energy price and annual cost inventory: the baseline data has to be prepared (B 3):

• all consumption and cost data normally represent one year • normally the average of the last two or three years or the last year is used for

the consumption baseline • the heating consumption (correctly without the hot water generation, if

measurable) should be adjusted to the average annual heating days • special effects affecting the energy consumption should be adjusted

• Basic information on the buildings utilization (B2 ff): The consumption baseline normally is corresponding to the buildings´ utilization in the same year. The utilization can be specified in functions (hospital with laundry), areas (floor, office…) and measured in listeners hours/a (schools, universities etc.), in visitors (swimming pools) and in occupation days (e.g.: per bed in hospitals) In some building types, the utilization time or occupation rate has a stronger impact (e.g.: swimming pools) on the consumption than in others.

• Comparison with energy consumption benchmarks (B5): (related on global and/or specific energy consumption)

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• Auditing the energy infrastructure: as generation, conversion, distribution and storage (D1 to D5) The evaluation is based on the results of the on- site visit (over all condition, year of construction, technical standard installed), on experience data (e.g. typical energy efficiency for hot water boilers built in 1980-1990 and for a new one)

• Auditing the main energy consumers: in the building as lighting system, engines, fans, chilling systems, boilers, pumps and hot-water storage (all in D 5-12) , thermal isolation of roof, window, walls (C). The evaluation is based on the results of the on- site visit (over all condition, year of construction, technical standard installed), on experience data (W/m² lighting power installed in energy efficient lighting systems in office rooms)

• Highlighting weak points and flaws: In mostly each chapter some typical weak points are listed and may be completed by own experience

• Simplified Energy balance sheet for heating and electricity (D13) • Definition of the capable improvements and the scale of the next step

ANNEX : Questionnaire /Working sheets

The main objective of these working sheets is to give the energy consultant a guideline for the data sampling, benchmarking and evaluation within the feasibility study. In our KEA- experience, a questionnaire with some explaining comments is the most practical working tool for a feasibility study. It may be used as an inventory check- list for the required data and of the examinations for the standard energy saving measures which should at least be studied.

The spread sheets also can be used for documentation during the on-site visit of the object. Each chapter is concluding with a sheet, in which the results of the economic evaluation of the saving measures should be put into writing. At the end of the questionnaire, the economically most viable measures are brought together. The questionnaire gives no guideline for the calculation of saving measures but requires that the energy consultant gives information about the structure of his calculations.

The data in chapter A and B may be essential for the baseline of energy consumption, costs and prices which will be used by the contractor in the bidding proceeding. In the following chapters, especially in D, the data for the evaluation of the technical equipment is required. Beside essential basic information, some of the spread sheets require very detailed data, e.g. like D4, where the relationship between outside and heating media temperature should be examined. This refers to the experience, that most of the control systems are not optimized or working reliable.

At least, it is the energy consultants’ decision, which of the spread sheets he takes into consideration for the data sampling and the evaluation of the facilities.

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6.2. 2. Step: Planning and assessment of measures

Either this step is done or not by the public authority cannot be definitely fixed in a rule. Experience shows, that projects with a high technical complexity or with strong impacts on individual solutions (e.g. agenda of a municipality to connect most of the public buildings to wood chip boilers) which may stretch the ESCOs´ financial or technical capacities within a tendering proceeding should be done by the public authority.

If it is foreseeable, that the weak points found in step 1 do not implicate high technical complexity this second step should not be done by the costumer.

Target of this step: • analyzing and discussing the technical and economical feasibility of one or several

specific and complex technical solutions

Tasks to be done in this step: • Definition and evaluation of the criteria affecting the decision making process for

the measures: this will be the economical calculation, the technical practicability, the CO2- and primary energy balance etc.

• Definition of the criteria needed to evaluate the outsourcing potential of the measures: which normally means an evaluation of the interface definitions and the quality of the operating personal

• Proposals for non- technical energy saving measures: if not yet done in an energy management project these measures should be listed and discussed here

• Proposals for efficient energy use as improving the specific efficiency and utilization ratio, energy recovery and avoidance of unnecessary energy consumption by optimizing the time schedules of the energy supply and distribution

• Proposals for the energy supply including rational energy use with cogeneration plants and the use of renewable energies

• Design of the main components • Examination with respect to the required investment, the economic efficiency and

other criteria affecting the decision- making process • Design of a decision making matrix for the measures and the possibility for the

outsourcing of this measures

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Energy supply concept

Besides the “normal” refurbishment of an old boiler by a new one, other supply concepts should be considered. The design and calculation and the results are very much affected by the local frame conditions. In the questionnaire in the first step only the proposals for alternative supply concepts are shown.

• Heating and warm water supply: • CHP • Tri- generation with chilling, heating and power production • Wood boilers • Heat pumps • Geothermal energy • Thermal solar energy Energy consumption

The energy supply concept should be calculated with a simulation software, based on daily load curves for electricity, heating and chilling consumption. Fort the first estimation in the feasibility study, such simulation tool is not available. The following scheme simplifies the calculation proceeding but also reduces the exactness of the results within an acceptable range.

Energy consumption data

The monthly energy consumption for electricity, heating and chilling has to be gathered out of the monthly billing or other reliable energy management data.

Duration curve

For the design of the duration curve the load curve of the hourly load figures are essential. If not available, the load curve has to be constructed based on specific calculations. The calculations normally show the correlation between the heating load and the ambient temperature as well as the process heating load, which is in little correlation to ambient temperatures. The graphic representation of the load curve shows how long the load occurs during the year. The area beneath the function corresponds to the quantity of energy consumed.

Design

The design of the applications (CHP, wood boilers, heat pumps) normally is coherent to a set of parameters:

• the annual utilisation time should be high enough (e.g.: CHP > 5000 h/a full load

hours) to spread the higher investment and higher annual costs for interest and pay back on a competitive level,

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• the possibility of energy efficient part load operation (CHP and heat pumps normally have to be split to avoid inefficient part load operation, wood chip boilers normally can be operated in a range of 30- 100%)

• the price of the substituted energy, which is normally the annual costs resulting from the conventional boiler refurbishment

• prices for the energy used for operation such as natural gas, oil, wood chips, electricity including the energy consumption taxes and fees.

The size of the application can be estimated by the duration curve and the minimal operation time per year requested for an economic operation.

Economic evaluation

To be compatible in the final energy efficiency measures overview the economic evaluation should at least be a static payback method, gathered by the quotient of investment and annual cost savings.

• To prepare information about the EPC- feasibility, the accounting should be kept

quite similar to that of the ESCO. Investment costs should be completed by the total amount of the cumulated annual costs for interest rates, O&M and maintenance and refurbishment which will occur in the contract period. It will be an iterative calculation, because the contract period, (total cost/total savings) is not known at the beginning.

• Cost savings include avoided fuel costs resulting from higher efficiency or replacement of the fuel,

• avoided maintenance and repair costs which normally are on higher level in timeworn applications and,

• if possible, avoided personal costs. • CHP have to consider saved fuel costs for specific regulations for CHP-fuels and

the value of the own- generated electric power.

Another possibility to compare several solutions, especially in energy service contracting projects, the annual cost should be drawn up, consisting of:

• Investments including engineering costs and calculated in annuities over the life

time period of 15 or 20 years • annual maintenance and refurbishment costs with regard to the life time period

chosen before (in Germany VDI 2067, She. 1, gives plausible estimation baseline of 2- 3% of investment costs for heating units (without engineering), CHP often are operated with fixed maintenance costs per kWh electricity production

• fuel costs per year, in regard to an average energy efficiency ratio and the actual energy price. The variation of the energy prices should be evaluated in sensitivity studies. Also should be taken in account that in some countries fuel tax rates may vary especially in CHP-modules.

• O&M costs, e.g. based on weekly operating hours • CHP: accountancy of the electricity production

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• other costs such as monthly rates for boiler room • the primary energy and CO2-balance should also been taken into account,

including all necessary information about the specific energy efficiency factor, the emission / kWh and primary energy needs

Overview Measures, Results and Feasibility

The measures are indicated with their static pay back time, the weighing of the importance which each measure has in comparison with the other measures and give an estimation for the feasibility within performance contracting projects.

Looking forward to development of a performance contracting project and the evaluation of the incoming performance contracting bids, the priority of the measures should be rated. Therefore the criteria for the rating should be set transparently.

The criteria normally taken into consideration to rate a measure performance contracting feasibility is the pay back time. Other items taken into account should be mentioned and rated too.

Rating criteria for the performance contracting feasibility

Weighing in % Remarks

Static pay back time

Sum 100%

It should also be explained how the criteria for the importance of a measure was set: importance can be very high if a measure is economically very attractive and /or the measure should be done for technical reasons e.g. to avoid risks resulting from contemporary break- downs or safety risks. The reasons for the rating of Measures with low priority in the importance list should also be explained. This could be a too long pay back time, an unimportant measure which only saves a small amount of energy.

Rating criteria for the importance of the measure

Weighting in % Remarks

Static pay back time

Technical absolutely necessary

Important consumer

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SUM 100%

Measure Investment Savings

Annual Energy and other cost

Pay back time (static)

Importance Feasibility for PC-projects

6.3. 3. Step: Development of overall concept

The targets of this step are:

• Assessment and selection of measures of the overall concept based on the

measures with best results in the decision making matrix • Preparation of the final consultation report with the key results of each measure of

the proposed concept Tasks to be done in this step: Decision making matrix

After bringing together a priority list for investments to be done by economic and technical reasons, the studies will determine how investment should be done:

• third party financing • direct investment by property owner, local authorities • direct investment by energy service company • direct investment by performance contracting company

Which energy consumption fields to be treated by which energy services

Basically, the energy consumption fields which are treated by energy services have to be chosen within the feasibility study. This preliminary analysis which should be done before a detailed project analysis and which is based on the chapters A to E of this guideline gives basic information about the weak points in all consumption fields.

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The energy consumption benchmark helps to focus mainly on energy consumption fields which are on over-average - level in comparison to other buildings with the same using structure. At least, the state of the technical equipment has to be examined. From this, information about the technical needs for reinvestments can be gained.

After having a closer look on the technical and energy efficiency weak- points of the existing consumption structure, the next step will be to find technical solutions to improve the situation. This leads to a decision making matrix as shown in F giving information about the different technical measures and their economic effects. Another criteria to complete the decision making process is the technical need, resulting from over-aged installations, lacking maintenance and operation programmes.

As experience in the last years in Europe has shown, some of the energy services are more or less restricted on specific measures.

• Third party financing has at least the function to provide the capital needed for

energy efficiency measures throughout all energy consumption fields. The implementation of third-party- financing is mostly done in connection with energy supply or energy performance contracting projects.

• Energy Management Projects (EMP) targets the energy and energy cost

efficiency in public buildings. One of the main hurdle to develop the energy efficiency potential in public buildings is the lack of efficient organisational structures to provide an efficient consumption and cost controlling. The initial stage for resolution are the “soft measures” including an organisational structure providing key figures e.g. the house keeper, the buildings manager and the users with clear competences and duties. Another hurdle is the insufficient data structure which is not providing any substantial information about the utilization of the building, the users’ behaviour, the technical equipment and the technical weak points. Here the method for resolution is “technical measures” spanning from data collection, weak point analysis to optimizations and design studies for energy efficiency measures.

Energy Management Projects targets the opening of the low investive energy saving potential and give a first overview over the next steps needed to open the investive energy saving potential. Experiences with EMP have shown that at least 10- 15% of energy savings are possible without any larger investments. EMP mostly is the first step to implement further energy efficiency measures and services. EMP should be done before all further engagements in cost intensive studies and realisation of energy efficiency measures.

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Energy Management Projects may include the following options:

• Annual check of the energy purchasing conditions and contracts for electricity,

gas, oil, water. The first indicators for the evaluation of the purchasing conditions may be the average price, which brings the total energy costs, (including load and consumptions costs) into relationship with the total consumption. Buildings with equivalent consumption figures should have comparable average prices.

• Frequently controlling of the energy consumption including both general metering and sub-metering systems. Last years development in EMP shows a rapidly growing number of sub-metering systems for electric consumption and recently emerging markets for distance controlling systems. These systems consisting of optical or electronic adapters which are installed within new or as application on the existing gas and electricity meters, data loggers, modems or mobile phone applications allow to manage the energy consumption data of building pools more efficient. Also studies on the daily measured load curve (gas and electricity, water) give helpful information about the consumption characteristics of the building in total or of large consumers. Decreasing prices for this equipment, starting now with about 500 € for three meters, and the experience, that good EMP provides 10 to 15% savings, and improved EMP (with DSM systems in operation) provide at least another 5 - 10 %, enable Energy Managers to implement these systems even in buildings with energy costs < 10.000 €/a and get paid back their investments in less than 1 year.

• Collection of the consumption data, and the square meters to prepare a

practical benchmarking system, based on specific electricity, heating and water consumption per m². These figures allow to compare buildings with similar utilization and to get first information about exceeding specific consumption.

• Controlling of the operation parameters of the technical energy generation and consumption equipment. Mostly the control systems for boiler and burner systems, hot water boilers, air conditioners and lighting systems need a frequently controlling and adjustment to the variable utilization hours of the building.

• Frequent training and awareness raising of the technical operation staff, the housekeepers and the building users to keep them close to the energy efficiency targets. This may happen within individual training sessions for the key operating personnel and monthly or quarterly information campaigns and sessions for the common users.

• Establishing a frequently working controlling and reporting system, generating key data for decision makers and users about the consumption, costs, eliminated weak points and further steps of the building pool of the public authority. The report also includes the results and recommendations resulting from some economic studies about investive energy efficiency measures, which should be brought on the way in the next time.

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• Criteria for Energy Management Projects

• Lack of organisational structures, e.g. no energy manager or other

responsible person with the responsibility for the energy consumption and cost controlling, not well maintained and controlled installations, not well trained key- personal and users

• Not existing data basis for installations, weak points • Not existing frequently (<12 months) energy consumption and cost reporting

system • Not existing consumption benchmarking system • EMP can be used as a tool for exploiting the non- and small investive energy

saving potentials and should be initial to all further studies and contracting projects

• Energy supply services are basically founded on a contractual and financial

arrangement which foresee, that the measured end energy consumption, supplied by the service company is paid by the beneficiary. Mostly all of the energy supply services do include the delivery of heating, electricity and chilling energy. There are rare examples to implement “light” and “air conditioning” within energy supply services. The difficulty in mostly all other end energy deliverance services is, that it is not really possible to measure the quantity of energy delivered. The contractual structure of energy supply services mostly foresees the energy service company to provide the energy efficiency investments, the supply with a defined end energy, which is paid normally due to the consumption.

The investments should meet both the planning and equipment requirements of the buildings owner and the experience of the ESCO to plan and operate energy efficient installations. One of the main motivations for the design of an energy supply project is to implement especially the ESCO experience with energy efficient operation. The expectation of the client is at least, that the ESCO can do it better, meaning more energy and cost efficient than the costumer in his own operated facilities. To make sure that the ESCO experience leads to valuable benefit one of the measures may be to keep the technical specifications backing the project only on a level that may deliver a minimum of technical bullet points instead of detailed descriptions and planning results, footing on planning but less operating experience. The working package of the ESCO may include the following options:

• planning and design process starting on the basic requirements given in the

technical specifications is completed and by the ESCO, • the financing of the investments and the services • The purchasing and the installation of the material, equipments of the energy

efficiency investment, which is in energy supply contracts mainly the heating boiler, CHP, hot water boiler systems, burners, the needed control and measurement installations. With improving requirements on room temperatures an increasing number of energy supply projects targets the

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complete chilling machinery. Depending on the needs and specifics of every single project, the installations are not restricted on the generation units of heating and chilling energy, but also on the distribution system, pumps, control systems for the distribution circuits. In new or totally refurbished buildings also the complete distribution pipelines and control systems including the radiators have been already been part of the ESCO business.

• The ESCO in most cases is completely responsible for the maintenance and refurbishment of the contracted installations. To ensure that energy efficiency is constantly high throughout the contract period, the ESCO is normally very intensely controlling the efficiency parameters and initiates maintenance and refurbishment measures for the generation and the main parts of the distribution system on his own, when efficiency ratio is decreasing. Besides of that, the buildings owner wants to continue operation of the installations after the end of the contract period and sets up contractual requirements for the maintenance and refurbishment, concluding with a functional description of the condition of the main parts of the installations at the end of the contract period. In some countries standards have been adopted for the maintenance and refurbishment of technical buildings installation systems which can be taken as a guideline to define duties and conditions.

• energy management, which supplies the customer with helping hands to control his consumption figures and the compatibility of the energy prices

• overtaking the complete risk for the calculation figures, for the energy efficiency rate throughout the contract period

• the client is paying the energy he had consumed within a monthly or annual period, depending on the consumption amounts and the calculation and billing strategy of the ESCO. The measurements for the end energy normally installed and maintained by the ESCO.

• Criteria for energy supply projects:

• Measurable end energy supply (heating, electricity, chilling, hot water) • Focus of the investments needed is the generation of heating, chilling and not

so much on applications as air conditioning, light. Interfaces can clearly be defined e.g. on the site of the boiler house

• Pay back period for investments resulting from the amount of all investments, service costs throughout the contract period is too long to be realizable in a performance contracting project. This may often be the case in smaller buildings with a total energy cost baseline of less than 50.000 €/a. Acceptable pay- back periods in the public sector have been less than 15 years.

• Energy performance contracting projects are normally based on an agreement,

with the energy service company investing in energy efficiency measures and the beneficiary paying in close relation to the level of energy efficiency improvement.

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Energy performance projects can include measures without much of restrictions to the energy consumption fields. This can include the generation of heating and chilling energy, as well as the use- energy applications e.g. lighting systems, air conditioning systems and installations, hot water supply, cold water supply.

The contractual structure of energy performance projects mostly foresees the ESCO to provide the energy efficiency investments, which is paid normally due to the saved energy consumption in kWh or m³, actualized with a fixed or floating price per unit.

The investments should meet both the planning and equipment requirements of the buildings owner and the experience of the ESCO to plan and operate energy efficient installations. One of the main motivations for the design of a energy supply project is to implement especially the ESCO experience with energy efficient operation. The expectation of the client in energy performance projects is of cause, that the ESCO will do it better, meaning more energy and cost efficient than the costumer in his own operated facilities. To make sure that the ESCO experience leads to valuable benefit one of the measures may be to keep the technical specifications backing the project only on a level that may deliver a minimum of technical bullet points instead of detailed descriptions and planning results, footing on planning but less operating experience. The most important item is certainly to bring the payment of the ESCO in close relationship to the measurable energy and water savings. Within one building the total pay back period of all measures has to be acceptable. This may lead to a strategy, in which measures with short pay back periods are combined with measures with medium and long term pay back periods. The same effect can be realized within a building pool, consisting of buildings with an attractive and buildings with a less attractive pay back period. The working package of the ESCO in EPC projects may include the following options:

• planning and design process starting on the basic requirements given in the

technical specifications is completed and by the ESCO, • the financing of the investments and the services • The purchasing and the installation of the material, equipments of the energy

efficiency investment. The main item in EPC projects will be energy saving measures and installations which stand in close relation to these measures. Depending on the needs and specificities of every single project, the installations may not be restricted on the saving measures, but also on measures which do not save any energy but are technical necessary from the viewpoint of the client. The overtaking of non- energy saving measures by the ESCO leads to increasing investment and annual cost (financing, maintenance) and is of cause limited by the acceptable pay back (contract) period.

• E.g. the installation of two frequency controlled motor-fans in a swimming pool air

conditioning unit may be the energy saving measure with a pay-back period of 3 years. Facing the fact, that the unit is in bad shape, the ESCO may include the refurbishment of the whole unit, which normally will not lead to any energy savings,

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and will extend the pay- back (contract) period to may be 8 years. If this is acceptable for the client, the whole air conditioning unit will be refurbished. Besides the outsourcing of the non- energy saving part of the investment, the total refurbishment is also supporting the definition of a clear interface between the measures of the ESCO and the installations remaining with the client.

• The ESCO in most cases is completely responsible for the maintenance and

refurbishment of the contracted installations. To ensure that energy efficiency is constantly high throughout the contract period, the ESCO is normally very intensely controlling the efficiency parameters and initiates maintenance and refurbishment measures for the generation and the main parts of the distribution system on his own, when efficiency ratio is decreasing. Besides of that, the buildings owner wants to continue operation of the installations after the end of the contract period and sets up contractual requirements for the maintenance and refurbishment, concluding with a functional description of the condition of the main parts of the installations at the end of the contract period. In some countries standards have been adopted for the maintenance and refurbishment of technical buildings installation systems which can be taken as a guideline to define duties and conditions.

• Energy management, which supplies the costumer with the savings earned by the ESCO and the development of the energy consumption in a building in total.

• overtaking the complete risk for the calculation figures, for the energy efficiency rate and the calculated savings throughout the contract period

• the client is paying the saved energy actualized with a fixed or floating energy price within an annual period. The energy savings are mostly proven at the general measurement installation of the building for gas, electricity and water. To reduce the influences from other installations and consumers, not managed or refurbished in the EPC project, an existing efficient sub-metering system for the main consumers may be very helpful.

• Criteria for energy performance projects:

• Measurable energy savings on the level of general measurements or on an efficient sub-metering system

• Mostly no restrictions for measures, as far as they are saving enough energy costs to pay back the investments and the cumulated annual costs in an acceptable contract period

• Pay back period for investments resulting from the amount of all investments, service costs throughout the contract period is not too long to be realizable in a performance contracting project. This may often be the case in medium and large scale buildings or in a buildings pool with an average total energy cost baseline of more than 50.000 €/a per building. Acceptable pay back periods in the public sector have been less than 15 years.

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ANNEX of Working Papers/Questionnaire Working papers are generated for support of the energy consultant, its not obligate to use them

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A 1 Who is the client?

Short review on the main data of the client - Main objectives of the client - Activities enhanced so far in climate protection and energy saving - Amount and main utilisation of operated facilities - Which were the reasons for anticipating the feasibility study e.g. lack of own financial opportunities

A 2 Which steps were necessary to prepare the feasibility study?

To get a better understanding on the clients’ decision making process the description of the proceeding and the involved persons is helpful.

- Decision making process for the feasibility study o Which persons were involved in which part of the process? o Opinion of the staff involved in the process o Which commissions were needed for final decision

- Which were the criteria for choosing the foreseen buildings? o Who was involved? o Criteria: benchmarks, short on-site audit

- Which experiences were made in the data sampling process? o Who was involved and which data was most difficult to gain? Reasons for the problems?

A 3 Address of building Facility name: Street/Nr.: PC

City

A 4 Contact Information:

To prepare the evaluation of the building management organisation and the capable optimisations the existing building management organisation has to be examined. In the following spread sheets the persons involved and their functions should be specified. The following items should be cleared.

• Technical staff o Design staff o maintenance, refurbishment o housekeepers service, function control and operation

• Management o Energy purchasing and supply contract affairs o Energy consumption controlling/energy management o Staff management

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Contact Name, Prename Function Tel /mobile Housekeeper

Facility Manager

Buildings Design

Design of Energy Infrastructure

Service & Maintenance

Energy Manager

Does the owner provide an inventory for elctrical/thermical machines ? q Yes. q No. Does the owner provide a maintenance list? q Yes. q No. Does the owner provide construction plans? q Yes. q No. Which ones? How old are the plans ?

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B GENERAL BASIC INFORMATION ON FACILITY, USING HOURS AND CONSUMPTION

To characterize the energy consumption of the building, some data of the buildings measurements and the main areas and their utilisation are required.

For performance contracting projects, the documentation of the existing utilisations, especially time schedules, is very important. Changing utilisation could severely influence the performance of energy saving measures. The indication of the main utilisation areas, specialities and the time schedule are the “utilisation baseline” which stands in close revelation to the energy saving calculation and therefore have to be carefully documented.

The most important data for the energy consumption, prices and cost-baseline is required. Besides this, the overview on the metering and, if existing, sub- metering system gives further information about the energy and water consumption in parts of the buildings, which may be relevant for the baseline (consumption) data.

If possible, the electric load curve should be inquired and evaluated. In addition to the information gained from the monthly or annual consumption data, the load curve allows further evaluation on the consumption characteristics. B1 Year of construction and renovation of the main parts: building: Renovation in the last 10 years : Which parts of the building were renovated? ………………………………………………………………………………………. Energy infrastructure: Main parts of the heating system/ pumps/storage: Energy consumers: Air condition system: …………………..cooling system (HLC):……………. lighting system:……………………. Others:……………………………… B 2 Current building areas and their utilisation: B 2.1 Building´s Overall Measurements Building Length /m Broadth /m Altitude /m Roof /m² Total wall /m² Estimated

percentage of windows, doors from total wall /m²

Number of floors:………………………………….

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B 2.2 Main areas Short description of the main use of the main areas Area /m² Users/d Main use: ……………………….. Others:………………………….. Others:………………………….. Others:………………………….. Total (Germany: all figures according to DIN 277 and the classification catalogue für type of buildings) B 2.3 Special utilizations: Area /m² Users/meals/kg etc. /d for the year……… Kitchen with mainly electric equipments Kitchen with mainly gas equipm. Laundry Sterilization B 3 Energy costs and consumption referring to the last charging periods: Medium Consumption (year…) Costs (plus VAT

tax) Price / kWh excl. VAT

Heating Energy: Natural Gas Oil District heating Electricity

Hot Water Supply: Natural Gas Oil District heating Electricity

Electricity (non heating) - purchased energy - own electr. Production Total

Water Sewage

Total ……………….

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B 4.1: Other annual building costs Average annual costs of the building and the energy generation, distribution and consumers Maintenance Management Operation Others Management Energy generation (boilers, chp,…)

Energy distribution (pumps, pipes..)

Energy consumers - lighting system - air conditioning -

- Total B 5 Benchmarking for Energy consumption, Energy costs and other building costs B 5.1 Specific Global Energy Consumption Values of the Facility Average of the consumption data of the last ……………….years: Consumption characteristics determined by (please include the reference) Benchmark determined by: (please include the reference) ……………………………………………………………….……………………. Which benchmark was choosen ? Which special utilizations ( B 2.3) are taken into consideration with the benchmark, which not? Consumption

Adjusted consumption Area / m² Specific Global Energy

Consumption Value (please indicate which you chose: consumption/ Adjusted Consumption )

Benchmark

Heating ………………………kWh Adjusted Consumption: ……………………….kWh

Hot water ………………………kWh Adjusted Consumption: ……………………….kWh

Electricity ………………………kWh Adjusted. Consumption: ……………………….kWh

Water ………………………kWh Adjusted. Consumption: ……………………….kWh

Comments and reference for adjustments : Heating: Adjusted with outside temperature? Hot water Number of persons? Electricity: Adjusted with outside temperature ? Reference of energy expert: Reference Germany: VDI 3807, Part 1

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B 6 Current utilisation and occupancy hours: B 6.1 season 1 Monday til Friday from to Average # users: ________ saturday from to Average # users: ________ sunday from to Average # users: ________ Hotels, hospitals etc: optional occupancy? Number of beds:……………………………… Number of beds for special treatments:……………………………………… Total number of beds:……………………………………………… q No. q Yes, as follows: q per year q % of the year B 6.2 season 2: the same as in season 1 q Monday til Friday from to Average # users: ________ saturday from to Average # users: ________ sunday from to Average # users: ________ Hotels, hospitals etc: optional occupancy? Number of beds:……………………………… Number of beds for special treatments:……………………………………… Total number of beds:……………………………………………… q No. q Yes, as follows: q per year q % of the year B 6.3 Are there any modifications planned in the using hours of the building? B 7 The owner of the building should at least give some information about planned modifications for the building. This may be changing utilisation hours, modifications in the construction etc. Any modifications planned for the building? B 7.1 Are there intentions to sell buildings to third private parties? q Yes, probably in . q No. B 7.2 Intentions to participate in an PPP (Public Private Partnership? q Yes, probably in . q No. If “yes”, please include further details on a separate place B 7.3 Already existing agreements on energy consulting? q Yes, (company) q No. If one of the questions is answerede with “yes”, please include further details on a separate place

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B 8 Sub metering System To get better information about the energy and water consumption in large buildings or agglomerations it is helpful to sample and analyze the existing metering systems. In Annex AB 5.2.1 ff. lists are included to help the energy consultant to document the metering structure. B 8.1 Electricity: Name/curcuit Load

KVA Value of meter

Price Day

Price Night

Price Weekend

A - - B C D E F G H I J Electric load measured?........................ Metering system number:…………………………………. Please indicate which technical possibility of the exportation of measurement data do exist.

A

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B 8.2 Checklist Analysis of Electric load curve Electric load curve available ? ………….. Results from load curve analysis: Date of measurement: Start……………………………. End:………………………………... Peak load: ………………..kW Base load ………………..kW After analyzing the electric main consumers: From which consumers the peak load may result? regular working days:……………………………………………………………………………… Week- ends etc.:………………………………………………………………………………….. From which consumers the base load may result? regular working days:……………………………………………………………………………… Week- ends etc.:…………………………………………………………………………………..

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B 8.3 Checklist Submeetering Watersupply name Main

cunsumer provided by this metering

V max (m³/h ) or dimension of the tube

Number of metering system

Tarif 1 €/ m³

Tarif 2 € / m³

Place

AW BW CW DW EW FW GW HW IW JW Is the warm water consumption separatly measured? ………………………………..m³/a Please indicate which technical possibility of the exportation of measurement data do exist. Remarks

AW

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B 8.4 Checklist Heating supply Indicate which fuels are involved in the heating supply: Gas O Electricity O Oil O name Main

cunsumer provided by this metering

V max (m³/h ) or dimension of the tube

Number of metering system

Tarif 1 €/ m³

Tarif 2 € / m³

Place

AG BG CG DG EG FG GG HG IG JG Is the load curve of the gas supply seperatly measured? Are load curves available? Please indicate which technical possibility of the exportation of measurement data do exist.

AG

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SPECIFIC OBJECT INFORMATION

C. BUILDINGS FABRIC

To provide the evaluation of the energy consumption, the thermal isolation of the construction should be studied. This item may be very important, if the buildings owner has plannings about the refurbishment of the buildings thermal isolation in the nearer future. In the spread sheet only a very simple rating is required. If possible, the saving potentials resulting from improvements on the thermal isolation can be estimated. If you do so, please indicate also the formula which was used. C1 Building fabric and buildings insulation Optical impression of building fabric outside: inside: Type of construction q light < 16 cm q medium > 24 cm q heavy > 30 cm massive construction skeleton building construction others: Brief description of the construction Insulation ? obvious defects/

specialties Wall

Windows

Roof

C 1.1 Overview on construction, isolation and defects of the object Remarks:

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Building Total

/m² Estimated W/ m²K

Estimation of transmission heating losses kWh/a

Estimation of other heating losses kWh/a

Estimation of potential energy savings by isolation measures

Estimation of investment costs for isolation measures

Specific investment costs / m² For isolation measures

Wall Windows Roof C 1.2 Measures to improve isolation and estimated saving potentials Brief description of the isolation measures foreseen in the estimation: (inside/outside isolation, material…) Calculation scheme for the heating losses and potential energy savings: (Only raw estimation and the main steps of the calculation are requested. Further explanation is given in the guidline).

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D HEATING ENERGY SUPPLY

D 1 Heating system Benchmarking:

Decentral Heating system benchmark

For the evaluation of decentral heating systems the “installed load /m²” (W/m²) and the “heating energy consumption/installed load” (kWh/kW) give a first information if the installed equipment is over dimensioned or not. Some typical average figures for German public buildings are shown below.

Building type/utilisation Decade of construction W/m² kWh/kW

Primary school 1970-80 90-100 700-800

High school 1970-80 90-100 800- 1000

Town hall 1970-90 100-120 800- 1000

Installed max. heating load / m² …………..W/m² Benchmark…………. W/m²

Operation hours (kWh total heating energy consumption p.year /kW installed load)= ___________ h/a

D 2 District Heating

If the examined facility is supplied by a district heating system D1 should be studied. The examination is concentrating on the local distribution systems and their saving potentials resulting from insufficient isolation. Which heat carriers are used? q hot water q steam (parameters: pressure in bar, Temp):…………………….. q direct q indirect number of heat exchange stations: heating load :……………..kW ……..tons/h steam Supplier:…………………………………….. Is there a combined supply for/by adjacent objects? q No.. q Yes, as follows: Are the adjacent objects separately measured? Details please in (B4) Brief description of the heating pipes connecting the buildings: How old are the pipes? Isolated systems ? Which kind of insulation? Pipes laid in ground or in cellars? Length of pipes: Estimated losses in W/m² Which consumption of heating energy is expected in the connected buildings? Analyzing the sub metering system or estimated by the square meters and specific heating consumption / m² D 2.1 Calculation scheme for losses in the heating pipe system for several buildings Alternative: Building Measured

Quantity of heating energy / kWh per year

Square meters of building / m²

Estimated specific consummation / kWh/m²

Estimated Quantity of heating energy /kWh a

Estimated losses / %

Estimated losses /kWh a

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D 3 Decentral Heating Systems

The most important data for the evaluation of the efficiency is required here, such as the boiler system, the boiler temperatures and the exhaust gas temperatures which may be relevant. Besides that, some further information on the gas- supply and the chimney installations may be helpful for further investigations, such as additional CHP. At least some qualifying information about the installations around the heating system should be sampled, such as the pressure boilers, boiler water conditioning, oil tank etc. This information may be helpful to find a precise definition of the interface between the energy saving measure and the remaining parts of the installations.

For further working sheets pleasre refer to annex A D3

D 3.1 Description of the weakpoints and the needed replacements Please indicate the condition of the following parts by “ok” if it should remain or “replace”, when a replacement or refurbishment should be considered. Furnace / Burner 1 Furnace / Burner 2 Fuel storage and supply/ gas supply

Electric power supply Heating media pipes Isolation Construction of the power station room

Heating Water conditioning Chimney Control system D 3.1 Furnace/ burners: measures and savings Please include on a separate sheet a description of the interface between the parts which have to be replaced and the parts which should remain in the installations.

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D 3.1 Results of optimisation of boiler and burner units Measure Investment Efficiency /

utilisation ratio after measure

Savings other costs

Savings Annual Energy Cost

Pay back time (static)

Improvements in Efficiency

- new boiler steam è hot water

- new boiler hot water è hot water

- new burner - exhaust gas heat recovery

- reduction of heating temperature - related to outside temperature - rel. to room temp. - other

- other improvement to control system

- optimizing utilisation of each boiler unit

Total

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D 3.2 Checklist: Heating boiler and burner system 1

Boiler Company: …………………………….

Type Year of construction: Fuel: Insulation of boiler:

Max. /Min. Heating Load kW max kW min

Temperatures: q 70/50 °C q 90 /70 °C q……………………..

Control system for boiler temperature:

q fixed q determined by outside temperature (fill in in diagram “Heating media temp./ outside temp.)

q by room temperature q………………………………………..

Exhaust gas: diameter of chimney:…….mm Length: …….m Temperature of exhaust gas in full boiler load °C …………………..m³/h Measurements of exhaust gas:

Burner 1

Type………………….Year of construction: ………Fuel:………… max./min capacity: ………………m³/h

Specification of the air fan drive:

1- step motor fan q 2- step motor fan: q………. Modulation motor fan: q…..

Gas supply: pressure:………..mbar pipe diameter:…….mm estimated capacity:………..m³/h

Total efficiency of boiler and burner 1:

Estimated efficiency of boiler: …. % Estimated efficiency of burner:……% Total:……….%

Utilization ratio of boiler and burner 1:

Estimated utilization ratio (energy output/ fuel energy input) per year: ……………%

- 15° - 15° -

15°

- 15°

Heating

media temp.

T a

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D 3.2 Checklist Heating boiler and burner system 2

Boiler 2 Company: …………………………….

Type Year of construction: Furnace circuit pump:……. W el

Fuel: Insulation of boiler:

Max. /Min. Heating Load kW max kW min

Temperatures: q 70/50 °C q 90 /70 °C q……………………..

Control system for boiler temperature:

q fixed q determined by outside temperature (fill in diagram “Heating media temp./ outside temp.)

q by room temperature q………………………………………..

Exhaust gas: diameter of chimney:…….mm Length: …….m Temperature of exhaust gas in full boiler load °C …………………..m³/h Measurements of exhaust gas:

Burner 2

Type……………………………..Year of construction: …………………………………………..

Fuel:……………………………... max./min capacity: ………………m³/h …………………m³/h………….

Specification of the air fan drive:

1- step motor fan q 2- step motor fan: q………. Modulation motor fan: q…..

Gas supply: pressure:………..mbar pipe diameter:…….mm estimated capacity:………..m³/h

Benchmarking

Total efficiency of boiler and burner 2:

Estimated efficiency of boiler: …. % Estimated efficiency of burner:……% Total:……….%

Utilization ratio of boiler and burner 2:

Estimated utilization ratio (energy output/ fuel energy input) per year: ……………%

- 15° - 15° -

15°

- 15°

Heating

media temp.

T a

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A D 3.3 Checklist: Evaluation of the situation of other system compontents (Interface)

- Pressure Vessel Boilers Volume:……….. pressure max……….bar motor driven /static membrane system

- Boiler water conditioning

- Oil- tank

- others

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D 4.1 Working sheets: Heating circuits Heating circuit indication 1. 2. 3. 4. 5. 6. Name Outside temperature:……..°C

Control equipment Type Model analogue/digital A / D year of construction:

Temp.: actual Feed / Return Nominal value: Feed/ Return Is the return mixed with the feed flow by control system three way valve ?

Feed flow (pumps and valves) switched-off in summer ?

Reduction of temperature by night? Starts/ends at:

Weekend function ? - starts / ends at: Function of pumps managed by control system?

Function of valves managed by control system ?

Thermal insulation of ther circuits thickness in mm/material/status

Pump capacity (m / m³/h) Load ( W el max / min ) Management system speed regulation/ 1/2/3 step motor

Pump type Year of construction Diameter of Fitting (DN ?/ mm) Are any of the heating circuits connected by district heating pipes outside fhe facility? For sub metering of the heating circuits please refer to 5.4.2.

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D 4.1: Heating circuits: relation between outside and heating water feed temperature Circuit #

Circuit #

Circuit #

- 15° - 15° -

15°

- 15°

Heating

media temp.

T a

- 15° - 15° -

15°

- 15°

Heating

media temp.

T a

- 15° - 15° -

15°

- 15°

Heating

media temp.

T a

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D4 Heating circuits:

Experience shows, that the heating circuits in public buildings in many cases show very interesting saving potentials.

Some basic information is required which allows a first evaluation of the heating circuits’ efficiency, such as control equipment, pumps and actual heating media temperature.

Experience shows, that the heating circuits in public buildings in many cases show very interesting saving potentials. The data required for the pumps should be used to put into a pump calculation programme. The temperature of the heating media should be sampled and evaluated together with the outside temperature. The information requested in AD 4.2 is needed to complete the information about the heating circuits and to find a precise definition of the interface between the energy saving measure and the remaining parts of the installations. An important part of the interview with the buildings users is to find out existing problems which may give a better understanding of the hydraulic function of the system. Typical indications are rooms, which have too high or too low temperature etc. Working sheets: A-D 4.1 Heating circuits A- D 4.2 Distribution of Heating water in the facility 4.1 Description of the weakpoints and the needed replacements Please indicate the condition of the following parts by “ok” if it should remain or “replace”, when a replacement or refurbishment should be considered. Heating circuit # Pumps Electric power supply Heating media pipes

Isolation

Control system

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D 4.2 Measures and potential savings “Heating circuits” and “Distribution” Please include on a separate sheet a description of the interface between the parts which have to be replaced and the parts which should remain in the installations. D 4.2.5 Results of optimisation of Heating circuits Measure Investment Efficiency /

utilisation ratio after measure

Savings other costs

Savings Annual Energy Cost

Pay back time (static)

Improvements in Efficiency

Reduction of losses by substitution of /by Steam è hot water

Reduction of losses by reducing the temperature of hot water

Optimization of control system: temperatures, utilisation times, night- function

Optimization of pumps: replacement by speed controlled pumps, exactly dimensioned

Room control system with motor driven valves

Thermostatic valves not motor driven

Total

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D 5 Warm Water Supply

One of the standard measures of performance contracting is to isolate hot water pipes, install hot water storage with reduced volume, to install efficient circulation pumps and control systems. Many hot water storages are operated with standard temperatures around 70°C to ensure the thermal disinfection. Modern control systems help to save energy by operating the boilers on different temperatures and make sure the thermal disinfection. Further interesting saving potentials are the load pumps for the storage (which are often over dimensioned) and the circulation pumps, which are often inefficiently operated. The interface normally is the hot and cold water pipe system, but also should be described here. D 5.1 Benchmarking for Warm water supply

Warm water storage: Litre

Min. Storage temperature / Max. storage temperature: °C

Delivery rate: kW

Number of users / of beds (hospitals)

Specific storage / user or / bed Liter/…..

Benchmark Liter/….

Evaluation of benchmarking

D 5.2 Warm water storage and distribution

Control equipment Type / Model Analogue/digital A / D year of construction: Please include a sample of the users manual of the control equipment

Temperature Feed / Return Reduction of temperature by night? Starts/ends at: Weekend function for loading temperature ? starts / ends at: Weekend function for loading temperature ? starts / ends at: Function of load pumps managed by control system? Function of circulation pumps managed by control system ? Thermal disinfection Load Pump capacity (m / m³/h) Load ( W el max / min ) Management system: speed regulation/ 1/2/3 step motor Pump type / Year of construction/ Diameter of Fitting (mm) Circulation Pump capacity (m / m³/h) Load ( W el max / min ) Management system: speed regulation/ 1/2/3 step motor Pump type / Year of construction/ Diameter of Fitting (mm) If number of circulation pumps > 1, please use the next file

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D 5.3 Warm Water circuits with several circulation pumps Warm water circuit 1. 2. 3. 4. 5. 6. Name Boiler Boiler Vol /liters Circulation ? Temperature Feed Return Switch-off from Reduction of temperature optimization to Control equipment Type model Analogue/digital A / D year of construction: Please include a sample of the users manual

Thermal insulation of ther curcuits - thickness in mm - material / status

Pump capacity (m / m³/h) Load ( W el) Management system

- speed regulation - 1/2/3 step motor

Pump type Year of construction Diameter of Fitting (DN ?/ mm) Description of the weakpoints and the needed replacements Please indicate the condition of the following parts by “ok” if it should remain or “replace”, when a replacement or refurbishment should be considered.

Storage (ok/ must be replaced) Cold water pipes Warm water pipes with isolation Pumps Electronic control gear

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D 5.4 Measures and potential savings “warm water ” Please include on a separate sheet a description of the interface between the parts which have to be replaced and the parts which should remain in the installations. D 5.4 Results of optimisation of warm water Measure Investment Efficiency /

utilisation ratio after measure

Savings other costs

Savings Annual Energy Cost

Pay back time (static)

Improvements in Efficiency

Reduction of losses by substitution of /by Steam è hot water

Reduction of losses by reducing the temperature of warm water together with automatic disinfection system

Optimization of control system: temperatures, utilisation times, night- function

Optimization of circulation pumps: replacement by speed controlled pumps, exactly dimensioned

Isolation of pipes Installation of decentral small boilers for small consumers, part- wise deinstallation of central warm water grid

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D6 Air- Conditioning-System:

Starting with D6 the most important electric energy consumers are reviewed. In D 13 the overall electric energy balance sheet should be filled with the estimated electric consumption of these consumers. The evaluation of this spread sheet will allow to set priorities in between the main consumers. Typical weak points of the air conditioning systems are the ventilators with their motors, not well operated filter systems and not existing heat recovery systems. Besides that, many a.c. systems have hygienical problems, resulting from wrong operated chilling and filter systems.

If possible the air exchange rate should be studied at least in the feasibility study too. This requires a air flow metering system and a calculation of the air volume flow rate. The results show, that over 50% of the ventilators/motors are massively over dimensioned. Most of the problems can be solved by frequency controlled motor systems. Air conditioning system: the chilling system and the heating boiler is not in the focus here.

Heating Energy

Chilling system

Motor

Heat recovery

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D 6.2 Checklist AC- Types Type a) one- way- system only fresh air in without conditioning Type b) one- way- system waste air out, without conditioning or heat recovery Type c) two- way system with air conditioning (heating, chilling, filter) and/or heat recovery Type d) ……………………………….. Give a sketch of the AC with the main components, recirculation of exhaust air, chilling, heating, humidifying, heat recovery.

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D 6.3 Checklist AC Name of the Installation ……………………… ……………………….. …………………….

AC – Type (see above)

AC- product information (producer, type)

Year of construction

supplied area / m²

supplied volume /m³

Total electric power for AC- fans (supply + exhaust air)

W el /m²

Benchmark (if known)

Estimated utilisation hours /a

Electric energy consumption for the motors /a

Supply air With heating ? With chilling ? Constitution of the filter Motor system (1 step, 3 step, speed control)

Effeciency of the motor Flow rate m³/h (max/min) W el / m³ (m³/h)/m³ supplied volume Which air exchange rate is recommended?

Drive: Direct / belt- drive/ gear

Constitution of the drive Fan: axial / radial fan Fan- control- system Effeciency of motor, drive and fan

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Name of the Installation ……………………… ……………………….. ……………………. Power of heat exchanger / kW

Power of cold water exchanger / kW

Nominal average supply air temperature after the conditioning in summer / winter

Is supply air preheated by heat recovery? Which kind of heat recovery (heat exchanger, heat pump system, others)

Effeciency of heat recovery

Is the exaust air mixed with the supply air? How is the mixture controlled? Constant / manual variable /automatically controlled by …. Which percentage of exhaust air was mixed to supply air?

Outside temperature/ supply air temp. after conditioning

Other treatments of the supply air?

Was the flow rate and the speed (m/s) measured?

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Name of the Installation Exhaust air Motor system (1 step, 3 step, speed control)

Effeciency of the motor Flow rate m³/h (max/min) W el / m³ (m³/h)/m³ supplied volume Which air exchange rate is recommended?

Drive: Direct / belt- drive/ gear

Constitution of the drive Fan: axial / radial fan Fan- control- system Effeciency of motor, drive and fan exhaust air

Overall condition of the control system

Overall condition of the air ducts

Weakpoints :

At which outside temperature cooling is started? At which outside temperature heating is started? Condition of distribution (pipes and isolation)?

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D 6.3 Which are the most important frameconditions for the type of audited building ? Item Range max /min Nominal value for design

proceedings Reference

Room operative temperature (°C)

Air flow speed (m/s) Air quality (olf) Fresh air rate (%) Fresh air rate per person

- smoking area - non smoking area

Air flow rate for heat load transportation (m³/h)

D 6.4 Results of optimisation of AC Measure Investment Efficiency /

utilisation ratio after measure

Savings other costs

Savings Annual Energy Cost

Pay back time (static)

Improvements in Efficiency

Motor: speed control system

High efficient motor and drive system

High efficient fan system

Optimization of control system: temperatures, utilisation times, night- function

Reduction of utilisation times by CO2- Control- system

Optimization of pressure losses at the filter system

Optimization of pressure losses by reducing air flow rate

Isolation of air duct system

Measures to reduce internal heat loads

Total

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D 6.4.1 Overview on Results AC AC motor system Renewed AC motor system

Total electric power for AC- fans (supply + exhaust air)

W el /m²

Benchmark (if known)

estimated utilisation hours /a

Electric energy consumption for the motors /a

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D 8 Chilling system

Standard measures in chilling systems are ice-storage for saving electric load costs, the optimisation of the circulation pumps and the operation temperatures of the cooling water. The cooling tower water could be used for heat recovery and preheating of hot water. The spread sheets require the basic data of the installation and the operation parameters which should be sufficient for a first evaluation of saving potentials. D 8.1 Results of optimisation of chilling system Measure Investment Efficiency /

utilisation ratio after measure

Savings other costs

Savings Annual Energy Cost

Pay back time (static)

Improvements in Efficiency

Motor: speed control system

High efficient motor and drive system

High efficient fan system

Optimization of control system: temperatures, utilisation times, night- function

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D9 Elevator systems

In performance contracting projects often the operation management system of elevators is optimized or completely exchanged. The estimation of the savings resulting from optimisations requires good and precise examination of the existing operation plan, which is may be not possible in the feasibility study Elder motor systems may have not the efficiency like newer high-efficient ones.

Target: Studying weakpoints in facilities and management system, estimated consumption /a

Working sheets: A D 9.2 D 9.1 Energy consumption of different elevator system Energy consumption 2 speed motor system 100% Rotary current with fly wheel 75% Frequency controlled system with snail gear 35% Traction 2 speed, continuous current, static transformator 32% Hydraulic system 170% D 9.2 Checklist Elevator systems Hydraulic system/ Traction 1 speed/Traction 2 speed/ permanent magnet synchronous motor with frequency control system

Nominal freight load / kg Speed (m/s) Motor size /kW el Current Values (Nominal/Starting) / A Main fuse size (A) Car lighting system (W el) Car ventilation system ( W el) Utilisation hours of lighting and ventilation Energy consump. lighting/ventilation /a Estimated starts /h Estimated utilisation / h /d Utilisation days/a Energy consumption total Energy consumption / start Description of the weakpoints and the needed replacements Please indicate the condition of the following parts by “ok” if it should remain or “replace”, when a replacement or refurbishment should be considered.

Motor system Management system Car

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D 9.2 Results of optimisation of elevator systems Measure Investment Efficiency /

utilisation ratio after measure

Savings other costs

Savings Annual Energy Cost

Pay back time (static)

Improvements in Efficiency

Motor: speed control system

High efficient motor and drive system

High efficient fan system

Optimization of control and management system:

Reduction of utilisation times

Total

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D 10 IT Systems, business machinery/ D 11 Other Electricity consumers:

Increasing dissemination of IT- systems and business machinery have led to increasing electricity consumption in the last years, and still do so. In Germany the increasing rates in public buildings were at least 2% per year. Two suggestions can be considered in a performance contracting project: optimisation of the equipment, which means that the contractor influences the purchasing proceeding and the users’ habits in operating the systems.

Target: The first step though has to be an inventory list of the main consumers in this sector, an estimation of the utilisation hours and the consumption per year. This list will be an essential part of the consumption baseline, and will be steadily actualized, and may be useful for adjustment of the annual energy saving balance. In most of the cases it will be sufficient to sample data only in some reference rooms, with representative installations of IT- systems and business machinery. The air conditioning system supplying IT-server rooms should be listed in D8. Central server station? ………………Information Decentral server stations ? …………….Information …………………… Information about the IT- energy- management: Type of printers mainly in service? Type of monitors mainly in service? Copy machines: Look for additional working sheets in AD 10 and AD 11 A D 10.1 Checklist Inventory of electric consumers IT and business machinery Consumer Number of

consumers load /

consumer W el

Load for all consumers

W el

Daily operation hours h/d

Operation days /a

Energy consumption

/ a a) Monitors b) working stations c) printer stations d) copy stations e) IT server system f) g) h) i) j) k) l) m)

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A D 11- 1 Checklist Inventory of other electricity consumers Consumer Number of

consumers load /

consumer W el

Load for all consumers

W el

Daily operation hours h/d

Operation days /a

Energy consumption

/ a a) b) c) d) e) f) g) h) i) j) k) l) m)

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D 12 Lighting: The lighting applications of public buildings should be separated in a few different areas, which normally have very similar lighting applications which should be dimensioned to the utilisation of this area. This could be the floor, the class rooms, meeting rooms and staff rooms in school buildings. The first step for the evaluation of the lighting system should be to find out the main areas and their specific lighting applications. If possible, the quality ( lux, lumen/W) of the existing lighting system should be measured and compared to nominal standards. For the main areas the optimisation of the existing lighting system should be taken into account. This includes the calculation and design of new lighting systems in one or two reference rooms with the help of lighting design software. D 12.1 Covering of the Building with types of lamps and luminaires Area Area Area Area Area Normal utilisation of the area Utilisation hours /d Annual utlilsation hours Estimated lighting hours /a Daylight use possible ? Information about the lighting systems in the corresponding area

Normal lamps % % % % % Average electric load of one system Reflectors? Installed W / m² average Fluorescent lamps % % % % % Electronic control gear ? Average electric load of one system Reflectors: - white/ - aluminium/ - high reflective - special high reflective (60°)

Installed W / m² average Energy Saving Lamps % % % % % Average electric load of one system Reflectors: - white/ - aluminium/ - high reflective - spec high reflective

%

Installed W / m² average Halogen Lamps % % % % % Average electric load of one system IR- filtered system? Installed W / m² average Estimated kWhel /a for lighting

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D 12.2 Checklist Lighting systems: Reference rooms for areas Area Area Area Area Area Reference room nr. Rooms in the area comparable to r.r. Estimated lighting hours /a Daylight use possible ? Measures of reference room Highth/breadth/length (m) Area (m²) Installed W / m² Installed lighting system: - lamps (type, W el/ luminaire) - luminaires : type - reflector : - electronic control gear ? - Lumen / W el - total load / lighting system Installation in the room - number of luminaires - measured lux in average - W el / m² - kWh / a Results of optimisation - lamps (type, W el/ luminaire) - luminaires : type - reflector : - electronic control gear ? - Lumen / W el - total load / lighting system - number of luminaires - calculated lux in average - W el / m² - kWh / a Savings kWh el /room /€ Savings kW el /room / € Additional saved exhaust heat load Investment in construction /room Invest. in lighting application/room Static pay back time Estimated invest in the area in total Estimated savings in the area /total

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AD 12.3 Working Sheet: Measures of rooms and lighting systems installed Reference Room 1: Installation before and after optimisation

Reference Room 2:

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Installation before and after optimisation

Reference Room 3:

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Installation before and after optimisation