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How to Buy an Energy Audit
Peter Pollard, P.E. www.kw-engineering.com © 2013 kW Engineering, Inc.
Define a “Good audit” Auditing: Why and what? Standards & Levels Find and select an auditor Other keys to audit
success Typical costs Case studies
What we’ll cover
© 2013 kW Engineering, Inc.
Intro to kW kW Engineering Energy engineering – efficiency & renewables Oakland, Long Beach, Chicago, Salt Lake City We walk the talk: our HQ building is LEED®
Gold certified with Energy Star = 100
Peter Pollard, P.E., BEAP - Principal Mechanical engineer, 26 years 18 yrs capital projects + 8 yrs devoted to energy Energy audits, strategic plans, PM, commissioning
Current clients and sites include: Apple, AT&T, CB Richard Ellis, California Energy
Commission (Bright Schools), Cisco, Citrus College, County of Santa Clara, Cushman and Wakefield, CSU-EB, Google, Kaiser, Kilroy Realty, Lawrence Livermore Natl Labs, Marvell, Pacificorp, PG&E, PepsiCo, Pixar, SCEdison, SFPUC, SFSU, SFUSD, Stanford University, St Jude Children’s Hospital, UC Berkeley, UC Santa Cruz, VISA, Yahoo, Zynga
© 2013 kW Engineering, Inc.
1. How many of you have bought energy audits before?
2. How many of you were satisfied with the results?
Polls (show of hands)
© 2013 kW Engineering, Inc.
Good energy audit: Leads to actions which cost-
effectively save energy and $$ Bad energy audit: A report sitting on a desk. Audits are just the beginning Audits provide a guide to action “Energy Action Plans”
Good and Bad Audits © 2013 kW Engineering, Inc.
Too many energy audits end up as failed reports which collect dust on a shelf. No matter why you’re going to buy
an energy audit, why not buy one which inspires and enables action, with a custom plan for saving energy and money.
Good and Bad Audits
© 2013 kW Engineering, Inc.
Energy auditing: why?
© 2013 kW Engineering, Inc.
Audits provide a guide to energy efficiency Energy efficiency saves $$
“Well there’s your problem”
Why audit? © 2013 kW Engineering, Inc.
Energy-efficient, properly-running systems can mean: Cost savings Satisfied tenants Higher occupancy Higher NOI Higher property value Avoided capital upgrades More reliable mechanical systems Recognition / differentiation LEED® EBOM Energy Star ASHRAE EQ Tenant goodwill
Why audit?
© 2013 kW Engineering, Inc.
Goals: Meet legal requirement (Austin, San Francisco, NYC, …) Meet LEED® requirements Meet corporate mandates
In all cases, use audits to: Understand your building’s energy use Find opportunities for energy cost
savings Develop short and long-term plans for
energy reduction: “Energy Action Plan”
Why audit?
© 2013 kW Engineering, Inc.
EE is complex Good energy projects
depend on particulars Your building(s) Systems Operations Occupants Climate Other projects
It’s all in the details
Why audit? © 2013 kW Engineering, Inc.
LEED EBOM Credits
Energy efficiency can get you ~half way to LEED certification Energy credits are the only ones
with a payback!
WE
EA
IEQ
© 2013 kW Engineering, Inc.
Energy Star performance: Minimum 69 Up to 18 points for a 95+ Energy Star score
LEED EBOM Credits © 2013 kW Engineering, Inc.
Energy auditing: what?
© 2013 kW Engineering, Inc.
What auditors do: Analyze your facility and
your energy use and users Match best practices to your
building particulars Develop savings/costs
numbers to guide decisions and justify action
Result: Energy Action Plan
Energy auditing: what?
© 2013 kW Engineering, Inc.
Commercial ≠ Home ≠ Industrial Very different audit arenas No true standards
ASHRAE Procedures for
Commercial Building Energy Audits Commonly used to define levels of
audit effort Eg. USGBC (LEED) Procedures, not a standard
Audit Standards
www.ashrae.org/bookstore www.kw-engineering.com/audits
© 2013 kW Engineering, Inc.
Complements: ASTM E2797-11 Standard Practice
for Building Energy Performance Assessment www.astm.org/Standards/E2797.htm
Using the New ASTM BEPA
Standard in Energy Auditing and ECM Performance Evaluation http://pacenow.org/wp-
content/uploads/2012/08/Whitepaper_BEPA_Use_in_Energy_Auditing_09-04-111.pdf
Audit Standards
© 2013 kW Engineering, Inc.
Also coming
ASHRAE Standard 100 Energy Efficiency for
Existing Buildings For most buildings uses
energy targets For buildings w/o targets,
requires ASHRAE Level 2 Energy Audits (within 10% annual spend cost cap)
© 2013 kW Engineering, Inc.
How deep do you need to go? ASHRAE Audit Levels Level 1 – Walk-through / Scoping Level 2 – Standard Audit w/ Analysis Level 3 – Detailed Analysis (Capital) Each level builds on the level before
Alternates: Targeted audits Retro-commissioning
Audit Levels
www.ashrae.org/bookstore www.kw-engineering.com/audits
© 2013 kW Engineering, Inc.
Preliminary Energy Use Analysis
Level 1: Walk-through / Scoping
Level 2: Energy Survey & Analysis
Level 3: Detailed Survey & Analysis
• Analyze current use • Benchmark
• Identify Potential Projects • Only Rough Cost & Savings Estimates
• End-use Breakdown • Detailed Analysis • Cost & Savings for Recommended Measures
• Refined Analysis • Additional Measurements • Building Model Simulations
© 2013 kW Engineering, Inc.
Level Process 1 2 3 Conduct Preliminary Energy Analysis (PEA) ● ● ● Conduct walk-through survey ● ● ● Identify low-cost/no-cost recommendations ● ● ● Identify capital improvements ● ● ● Review M&E design, condition and O&M practices ● ● Measure key parameters ● ● Analyze capital measures (savings & costs including interaction) ● ● Meet with owner/operators to review recommendations ● ● Conduct additional testing/monitoring ● Perform detailed system modeling ● Provide performance specs for recommendations ●
Level Report 1 2 3 Estimate savings from utility rate change ● ● ● Compare EUI to that of similar sites (Benchmarking) ● ● ● Summarize utility use data ● ● ● Estimate savings if EUI met target ● ● ● Estimate low-cost / no-cost savings ● ● Perform detailed end-use breakdown ● ● Estimate capital project costs and savings ● ● Complete building description and equipment inventory ● ● General description of considered measures ● ● Recommended M&V method ● ● Financial analysis of recommended EEMs ● ● Detailed description of recommended measures ● Detailed EEM cost estimates ● Level Summary © 2013 kW Engineering, Inc.
How to Buy Energy Audits
© 2013 kW Engineering, Inc.
Energy Audits are like photography
Everybody thinks they can do it Tools are cheap and available Producing a product is easy But results may vary…
In fact, a lot of skills and experience are needed to ensure that recommendations are truly feasible, cost effective, and result in significant energy savings … and the numbers are right
© 2013 kW Engineering, Inc.
Buying an audit means buying an auditor’s professional services Step 1: Find qualified auditors
and auditing firms: Ask for referrals from colleagues Ask your utility Prepare and issue an RFQ
Select a good auditor
© 2013 kW Engineering, Inc.
Ask: How many audits have you done of
buildings like mine? What percentage of your audits
resulted in implemented EE measures and energy savings?
Select a good auditor
© 2013 kW Engineering, Inc.
Look for certifications [ But none are be-all end-all ] P.E. (Professional Engineer) BEAP (ASHRAE Building Energy
Assessment Professional) CEM (AEE Certified Energy Manager) EBCP, CBCP (AEE Existing/Certified
Building Commissioning Professionals) [ Not BPI or HERS ] homes / residential only not applicable
Select a good auditor
© 2013 kW Engineering, Inc.
Look for full capabilities Auditing is a focus Not a side-bar, or job-generator
Multi-disciplinary knowledge Lighting, HVAC, controls, refrigeration, behavior,
envelope, data centers, kitchens… Integrated approach
Familiar with the latest best practices Including newer technologies But not trying to push them
Select a good auditor
© 2013 kW Engineering, Inc.
Look for full capabilities Experience with turning audits into
savings Project implementation Commissioning
Not trying to sell you something Vendor-neutral Solution-neutral Only working for you
Select a good auditor
© 2013 kW Engineering, Inc.
Do your homework
1.Call 3 references
2.Get sample reports
3.Check resumes
Select a good auditor
© 2013 kW Engineering, Inc.
What to ask references (p.1): 1. Results: Did the audit report lead to
implementation of projects saving energy? 2. Expertise: Did the auditor know building
systems in and out? Current technologies? 3. Partnering: Did the auditor: Collaborate well with you and your team? Understand and respond to your needs?
4. Action-oriented: Did the audit report guide you on what to do and when?
1. Call References
© 2013 kW Engineering, Inc.
What to ask references (p.2): 5. Accuracy and Transparency: Did you have
confidence in the report numbers? (project savings, costs, returns)
6. Independence: Was the auditor unbiased and objective?
7. Use of Data: Did the auditor take measurements and obtain data for your building?
8. Guidance: Did the audit provide guidance to more resources and next steps?
1. Call References
© 2013 kW Engineering, Inc.
2. Evaluate Sample Audits
Detailed Measure Recommendations Observations Recommendations Implementation Notes Specific equipment changes Specific control setpoints or algorithms
Basis of Savings Costs and Incentives Methodology and Assumptions Photos
© 2013 kW Engineering, Inc.
2. Evaluate Sample Audits
Explicit, Actionable Recommendations Bad e.g.: “Replace air filters with high capacity filters.”
Good e.g.
“We recommend installing higher-capacity filters such as the Purolator Defiant Mark 80-D. These high capacity filters have 84% greater dust holding capacity (media area) while being only approximately 40% more expensive. They have a slightly better initial pressure drop (0.26” vs. 0.30”w.c.), but more importantly, with their much higher dust holding capacity, their pressure drop will increase much more slowly through their service life. This saves fan energy. Please see the complete filter data sheets in Appendix B.”
© 2013 kW Engineering, Inc.
…the setpoint should be adjusted to match space type. IESNA recommends minimum light levels of approximately 5-10 foot-candles for hallways. For daylighting control of fixtures without dimmable ballasts, the sensors should be programmed with a large enough deadband (at least 40%) to ensure that there will not be excessive switching of the lights on days with varying ambient light. If dimmable ballasts are installed, the daylight controller can appropriately dim the fixtures based on natural light levels in order to maintain constant light levels….
© 2013 kW Engineering, Inc.
3. Check resumes
Are these the resumes of people who will actually work on or oversee your audit? Is energy auditing a core
experience or just a new side-bar? Do they have the analytical skills
and tools to prepare trustworthy numbers? Do they also have experience with
implementation of energy projects too? Commissioning?
© 2013 kW Engineering, Inc.
Other keys to audit success
© 2013 kW Engineering, Inc.
Energy engineers know a lot about buildings and ways to save energy They are energy geeks who
really want to help you cut your bill
Make the most of them: Direct them to any particular
ideas or building problems or areas of interest to you Ask questions and learn!
Get the most from an audit
© 2013 kW Engineering, Inc.
Feedback loops with auditor
Eg. Initial Measures List Review with the site team shortly after visit Prioritize each recommendation
© 2013 kW Engineering, Inc.
Team building is key to audit & implementation success Seek involvement with key players at site Let folks do what they’re good at Leave site staff with the knowledge to follow through Don’t believe everything you hear Site inspections with staff can be misleading Auditor questions may be threatening
Good auditing must consider human factors
© 2013 kW Engineering, Inc.
Build a Balanced Team
Committed management Engaged financial staff who
understand risks and rewards Trained building engineers Trusted contractors and vendors Utility account representatives Engaged and informed building occupants Trained and experienced energy auditor
© 2013 kW Engineering, Inc.
Typical costs
© 2013 kW Engineering, Inc.
“Typical” Costs
Audit Costs depend on: Level of audit required: Are accurate savings & costs numbers needed? Number, variety and complexity of energy-using
systems to investigate Ease of information collection Is documentation available and organized? Drawings (mechanical, lighting ceiling plans) Any past audits or RCx studies; TAB reports
Are building engineers available & knowledgeable? Is the auditor ‘eating’ some or all audit cost
based on getting future work? © 2013 kW Engineering, Inc.
“Typical” Costs
Commercial office building audits ASHRAE Level 1 Scoping Audit Typ $2,500 to $5,000
ASHRAE Level 2 Standard Audit Typ $7,000 to $20,000
© 2013 kW Engineering, Inc.
“Typical” Costs
Costs per sq.ft. decrease as facility size increases Experienced auditors can cost less: Have the tools and experience to
work quickly Analytical tools, templates, computer
models Can assess technical and economic
feasibility quickly Have data from previous audits But may charge more per hour
© 2013 kW Engineering, Inc.
Costs vs. Accuracy
Energy auditors must strike a balance between time spent and the value returned Too little effort may result in poor
estimates or less identified potential Too much effort… gilded lilies and
science projects
© 2013 kW Engineering, Inc.
Case Studies
© 2013 kW Engineering, Inc.
Case Study #1: Corporate HQ
4 buildings, 1,000,000 sf
Goal: LEED Silver
Our Process Started with Level 2 Audit Continued to retro-commissioning Also IEQ analysis Implementation assistance Utility incentives near $250,000 Lighting retrofits HVAC and BAS improvements
Obtained LEED Gold certification
© 2013 kW Engineering, Inc.
Corporate HQ
• Target analysis:
© 2013 kW Engineering, Inc.
Case Study #2: Class A Office Building • Quality auditing can provide instant savings
Energy Star starting score was 88 Still found 680,000 kWh/yr savings by working
closely with the building engineers Also did chiller replacement analysis Building is now LEED Gold certified
Pow
er (k
W)
Time (the next morning) © 2013 kW Engineering, Inc.
• Just
Class A Office Building
© 2013 kW Engineering, Inc.
Case Study #3: High-Tech Campus • Where to start?
Over 45 buildings Broad energy goals Wide range of systems, buildings, uses
• Find what each site needs – then apply technology [not the other way around] Core Campus Energy Reductions
© 2013 kW Engineering, Inc.
Resources
How to Hire an Energy Auditor (California Energy Commission, 2000) www.energy.ca.gov/reports/efficiency_handbooks/4
00-00-001C.PDF A Guide to Energy Audits (DOE/Pacific Northwest National Lab, 2011) www.pnnl.gov/main/publications/external/technical_
reports/pnnl-20956.pdf U.S. Department of Energy: Energy Efficiency &
Renewable Energy (extensive information on energy efficiency in
buildings) www.eere.energy.gov/topics/buildings.html
© 2013 kW Engineering, Inc.
Thank you for your time!
Peter Pollard, P.E. BEAP MBA [email protected]
510.229.5614
© 2013 kW Engineering, Inc.
© 2013 kW Engineering, Inc.
General Procedure Level 1 Scoping To initiate the audit we make an
information request (utility bills, mechanical plans, etc.) via e-mail. Once preliminary information is
obtained, we make one site visit for up to a full day. Approximately 3 weeks later, we
will issue our audit report.
What to expect © 2013 kW Engineering, Inc.
General Procedure Level 2 Audit: What is added Within one week of the site visit, we
send an initial list of measures. Feedback on this measures list is
encouraged to help tailor the energy audit report to any client objectives. More time for analysis.
What to expect © 2013 kW Engineering, Inc.
Site Visit Details We prefer to start the visit with a
kick-off meeting to: Discuss goals, priorities, and
economic criteria for selecting energy efficiency projects; Discuss overall building operations,
schedules, equipment and controls; Discuss any existing plans and
identified energy opportunities.
What to expect © 2013 kW Engineering, Inc.
Site Visit Details The rest of the visit is focused on
collecting detailed information about energy-using systems at the site. We will need to: View (and copy or photograph)
mechanical drawings and equipment schedules; View HVAC control screens and
documentation; See at least samples of all areas of the
facility; Inspect all mechanical equipment; Inspect facility lighting including
observing lamps and ballasts.
What to expect © 2013 kW Engineering, Inc.
Typical Timeline – Level 1 Scoping Week 1 – Receive contract and schedule
site visit. Week 2 – Receive billing information and
call building operator to discuss site visit. Week 3 – Site Visit; start with kick-off
meeting and then walk the building for remainder of day. Week 4-5 – Report write-up. Week 6 – Delivery of audit report.
What to expect
© 2013 kW Engineering, Inc.
Typical Timeline – Level 2 Audit Week 1 – Receive contract and schedule
site visit. Week 2 – Receive billing information and call
building operator to discuss site visit. Week 3 – Site Visit; start with kick-off
meeting and then walk the building for remainder of day. Week 4 – Deliver preliminary measures list
to site contacts. Week 5 – Receive feedback on measures
from site contacts. Week 6-8 – Measure analysis and report
write-up. Week 9 – Delivery and presentation of audit
report.
What to expect
© 2013 kW Engineering, Inc.
Audit Report Contents – Level 1 Scoping Executive Summary, including summary table
of recommended measures Building and Systems Descriptions Energy Consumption Graphs and Analysis Energy Use Benchmarking Analysis Methodology No-Cost Measures Recommendations,
including approximate savings Low-Cost Measures Recommendations,
including approximate savings and costs Capital-Intensive Measures
Recommendations Additional Measures Identified
What to expect
© 2013 kW Engineering, Inc.
Audit Report Contents – Level 2 Audit Executive Summary, including summary table
of recommended measures Building and Systems Descriptions Energy Consumption Graphs and Analysis Energy Use Benchmarking Energy Balance, specific for this building Analysis Methodology No-/Low-Cost and Capital Measure
Recommendations, including detailed savings, costs and
assumptions Additional Measures Identified Calculations and Analysis supporting
recommended measures.
What to expect
© 2013 kW Engineering, Inc.
EEM Summary Table NRG Geeks Inc.
© 2013 kW Engineering, Inc.
Level 3 – Additional Scope & Value
Report Detailed description
of recommended measures (specs, cut sheets)
Detailed EEM cost estimates
LCCA
Level 2 and then some… for capital measures
Modeling or extensive measurement recommended
© 2013 kW Engineering, Inc.
