Reducing energy use through low-cost / no-cost operational practices: Specific measures that work
Issue 15 - Nov 05
(written by Donald Anderson, ICF Consulting; Shirley Pan, Tongji University; Carolyn S Sum, ICF Consulting)

Before making large capital investments to improve the energy efficiency of their buildings, managers can implement simple, low-cost and no-cost measures to maximise energy and cost.

Most commercial building managers and owners have the opportunity to immediately save energy and money by implementing simple, low-cost and no-cost operations and maintenance measures. This has been the experience of eeBuildings, a voluntary market transformation program of the U.S. Environmental Protection Agency (EPA).

eeBuildings’ mission is to help owners and managers of commercial buildings
profitably improve their energy performance and thereby reduce atmospheric emissions associated with the generation of electricity, without compromising occupant comfort and services.

In addition to expertise drawn from the ENERGY STAR® program, eeBuildings has conducted extensive fieldwork in commercial building markets in Asia since 2001. This has included touring millions of square meters of commercial building office space in Beijing, Hong Kong, Nanjing, Taipei, Shanghai, and the Philippines, training more than 1,000 building managers and experts, and conducting functional testing in 250,000 square meters of commercial building space.

what makes Asia different
Varying from city to city, fieldwork combined with ENERGY STAR experience shows common traits in commercial buildings around Asia:

1. There is insufficient focus on building operations and maintenance (O&M) as a driver of building energy performance.

2. Building owners do not often make investments in energy efficiency due to lack of financing, reluctance to replace new equipment, and a lack of information on potential financial returns.

3. Class A and B commercial buildings have modern control systems that are seldom used to their fullest potential; as vendors and designers rarely provide training or documentation on system capabilities for property management staff.

eeBuildings’ training, support, and case studies are designed to make better operations and maintenance a priority for building owners and managers.

a unique approach
Methods pursued for reducing a building’s energy costs depend on local capacity, time, and money. For existing buildings, both old and new, eeBuildings’ approach avoids the traditional options of re-commissioning, energy audits,
and capital projects (See Figure 1.) Although these options are viable, they can be expensive and time-consuming. In addition, the infrastructure to deliver these services may not be widely available. Therefore, eeBuildings recommends
that existing buildings first improve the operations and maintenance (O&M) of the building’s current systems before pursuing the traditional options.



eeBuildings’ experience has shown that the fastest, least-costly, and most significant reductions in energy use can be achieved by simply improving the operations and maintenance (O&M) of the building’s existing systems.
Significant, low-risk saving can be achieved on a short timeline while avoiding large capital expenditures.

recommended low-cost and no-cost practices
Commonly overlooked low-cost and no-cost O&M procedures have saved building owners and managers up to 20 percent in energy costs in modern high-rise buildings. Including landmarks such as Shanghai’s Jin Mao Tower and Lippo Plaza (with case studies to follow in Issue 16). While saving energy
and money, these recommendations will never compromise occupant comfort or services; on the contrary, many measures will enhance comfort and services. These recommendations range from no-cost (carefully controlling operating schedules) to low-cost (minor equipment upgrades). In all cases, the
energy and cost savings can be significant.

1. Collect, Display, and Analyse Energy Consumption and Cost Data.
Routine collection and analysis of energy usage and cost data is essential to
improving building energy performance. Careful attention to performance data
allows for early detection and faster resolution of performance problems, which
prevents unnecessary spending and tenant discomfort. If daily trends are well
understood, scheduling and operating equipment to avoid peak tariffs will also
reduce utility costs. Finally, data collection allows you to communicate your
success to building owners, tenants, and potential new tenants.

Begin by logging daily energy performance in a table similar to Figure #2. This
type of data table can be maintained on a white board where the building
engineers meet. Having this data available on a daily basis encourages both
discussion regarding unexpected trends and responsibility for results. Comparing this daily data with the utility provider’s peak tariff schedule will identify times when energy use could be shifted to avoid peak tariffs and increase savings, as shown in Graph #1.

Monthly utility bills are the best source of data for graphing annual energy use
in monthly intervals, as illustrated in Graph #2. This graph shows twelve months
of aggregate cost at the end of each month, so that changes in annual total cost
can be tracked on a monthly basis. A 2004 baseline total cost value is added to
this 2005 graph to allow tracking of improvements to energy and cost savings as
low-cost and no-cost measures are implemented. In Graph #2, for example, the
total cost savings compared to the previous year was approximately 2,500,000
RMB by December.

Begin by logging daily energy performance, this type of data table can be maintained on a white board where the building engineers meet.

eeBuildings provides a free web-based benchmarking tool that can be used to
compare annual energy performance to similar US class A buildings. Watching this tool’s weather normali sed benchmarking scores change over time can also provide an understanding of how well energy-saving measures are working. For more information, visit www.epa.gov/eeBuildings.

2. Promote tenant awareness.
Strategies for informing tenants of the simple ways they can contribute to the property management team’s energy reduction efforts can be very effective. Where tenants pay for energy as they use it, which is usually the case, they are motivated to participate in schemes to reduce energy consumption. In this way awareness-promoting activities can build stronger relations with building management staff. Some examples include a letter from the building owner to tenants describing new measures and how they can contribute to success, a poster illustrating tips for saving energy and explaining the financial and environmental benefits, or a poster highlighting the building’s recent energy performance improvement successes.



3. Clean Heating and Cooling Coils.
Dirt and dust on HVAC coils significantly reduces heat transfer necessary for building conditioning. Removing this dust and dirt from heating and cooling coils increases effective system efficiency and is one of the easiest practices to schedule for improved performance. In urban environments, particularly in Asia’s polluted metropolises, this cleaning should be done monthly.

4. Clean Outside Air Dampers and Bird Screens.
It is very common to find critical dampers and associated bird screens that are not performing due to dirt and debris. This dirt and debris can be removed from outside air dampers and bird screens using warm soapy water. Lubricate outside air dampers and ensure proper operation so that they do not stick in place, improving indoor air quality and the use of outdoor air for cooling (economisation).

5. Carefully Control Operating Schedules.
Equipment and lights are often operated on schedules that do not correspond to
occupancy schedules. Schedules can be developed for operating lights and equipment that match occupant need, and staff can be trained to turn lights and equipment on and off at the most appropriate times. In many cases, building controls can be used to control lights and equipment automatically instead of doing so manually. Tenant equipment, such as computers, can also be a source of energy savings. A helpful, free, and simple tool that tenants can install
on computers to improve operating efficiency is “EZ Wizard,” which will automatically activate the power management feature on computer monitors in seconds. It can save approximately 200 kWh of energy annually per computer. EZ Wizard, in both English and Chinese, is available for free download at the eeBuildings website.

6. Use “Free Cooling” or Economisation.

Most commercial office buildings require cooling even during mild and cold weather conditions because of internal heat sources (e.g., people, computers, lights). A cooling system with an economiser can use outdoor air that is below the interior temperature set point to satisfy all or part of this cooling demand. To maximise free cooling, the BAS control code for economisation should be checked to ensure that controls properly operate dampers when outdoor air can be used to offset mechanical cooling.

7. Eliminate Over-lit Conditions.
Many commercial building interiors are designed to provide more light than is required for the tasks performed by occupants. This common design approach
accommodates a range of potential activities that may not have been thoroughly defined at the time of design. However, this approach can result in over-lit conditions in a modern office setting that produces glare and discomfort for tenants.

Energy cost savings and increased visual comfort can result from efforts to reduce light levels to what occupants require to work efficiently and comfortably.
For most office spaces with ceiling-mounted fluorescent fixtures, there are options for reducing over-lit conditions including removal or replacement
of light fixtures to carefully match lighting levels and distribution to occupant tasks. Figure #3 shows recommended lighting levels for a variety of typical
tasks and spaces associated with office buildings.



One of the most energy efficient and modern lighting approaches for office space is a combination of a small task light on the desk and ceiling fixtures designed to
provide 270 lux of ambient light. This approach allows office workers using computers to illuminate their work while preventing glare on the computer screen.

8. Operate Building at Slightly Positive Pressure.
Operating a building at a net negative pressure causes unconditioned, unfiltered outside air to enter the building via entrances, windows, and other openings,
decreasing comfort and increasing energy use as this unwanted outside air is conditioned. To prevent this, commercial building operators should balance building exhaust and fresh air intake to produce a slight positive internal pressure. This will result in slightly more fresh air intake than exhaust air, and allow proper filtration and conditioning at the mechanical equipment.

cooling load of the building, improving the overall performance of the cooling system. During periods where cooler outside temperatures or reduced solar loads result in reduced cooling load on the chillers, try increasing the cooling coil temperature by several degrees and monitoring carefully the ability of the system to cool the building. Once you have a better understanding of when increased cooling coil temperatures can maintain interior temperatures, the building controls can be programmed to automatically reset coil temperatures based on exterior temperature, time of day, time of year, and/or load on building systems.

Each of these recommended practices can be implemented by a motivated building management team. In many cases, working with a university that offers building engineering as a course of study, such as Tongji University in Shanghai, can result in assistance that is easily paid for through energy cost savings. There are also service providers in most large cities who can assist with low-cost measures.

Most buildings provide more light than is required for the tasks performed by occupants because the building was designed to accommodate a range of potential activities rather than those that are currently taking place.

maximising the benefits of your efforts
An essential, but often overlooked step in improving building energy performance is to publicise your accomplishments. This step can maximise the business value of energy performance improvements. Publicising your success can help you to differentiate your building in the marketplace and establish a reputation for management and environmental excellence that will satisfy current tenants and attract new tenants.

Partnering with eeBuildings can ensure that you gain training and receive marketplace recognition for your efforts. With appropriate training and the tools to track energy consumption and performance, many eeBuildings partners develop case studies that are publicised on the EPA website, in newsletters, magazines such as RFP, marketing brochures, and at international conferences and trainings. RFP

For more information about partnering, the programme or if you have a compelling energy savings case study to share, or would like to contact the eeBuildings program, please write to eeBuildings@epa.gov.

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