building ratings - london vs. new york
DESCRIPTION
Building Benchmarking - Asset vs. Operational: A Presentation for Russian Smart Grid Delegation in Palo Alto, California. April 8, 2011.TRANSCRIPT
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Building Ratings
London vs. New York Presentation for
Russian Smart Grid Delegation
Elton B. Sherwin
Sr. Managing Director
Ridgewood Capital
Palo Alto, CA
London New York
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Elton B. Sherwin
Senior Managing Director
Ridgewood Capital
www.EltonSherwin.com
Presentations and checklists:
www.EltonSherwin.com/documents.html
and
www.slideshare.net/EltonSherwin
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Analyzed 17
Building Rating Systems
Around the World
European Unions Energy Performance Certificates
UK Display Energy Certificates
LEED – New Construction
LEED – Health Care
ENERGY STAR – Commercial buildings
ENERGY STAR homes
PlaNYC (New York City)
Australia’s Greenhouse Rating
HERS
ASHRE EQ
CALGreen level 2
California AB 1103
California AB 758
DOE home energy scoring pilot
Passive Home Certification
City of Seattle
San Francisco
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Two Types Building Ratings
Computer Models Utility Data Asset Rating vs. Operational Rating
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Two Contrasting Case Studies
London vs. New York
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London
Energy Performance Certificates Commercial and residential
No Meter Data
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UK Label
Energy Performance
Certificate
• Valid for 10 years
– Commercial
– Residential
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Numbers Are
Not Right • Looks real
• Wrong
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New York City and San Francisco
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Uses Real Data
Energy used ÷ size of building Adjusted by type: Office, hospital, etc.
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Internet Disclosure
High = 100
Low = 1
Energy used ÷ size of building
Adjusted by type: Office, hospital, etc.
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Real Data
In Public
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Buildings Gotten More Complex
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Need Real Data
Images from
Lights
Plug loads
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Slide from
Monitor Everything
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Appendix
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UK Energy System
“Next to useless.”
Jeff Howell, The Telegraph
“All old buildings do poorly. Don’t worry
about it. Everyone just ignores it.”
London Estate Agent (Realtor)
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Why Are Asset Ratings So
Inaccurate?
Everything on the following page
is missed
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Top Faults Causing Energy
Inefficiencies in Commercial Buildings
Building Commissioning - A Golden Opportunity for Reducing Energy Costs and Greenhouse Gas Emissions
Evan Mills, Ph.D., Lawrence Berkeley National Laboratory, 2009
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Universal Problem with Asset Ratings
Miss key pieces of the asset:
• Occupancy sensors
• Dampers
• Pumps
• Fans
• Valves
• Software
• Thermal effects For more complete list see: www.EltonSherwin.com/documents.html and
http://www.slideshare.net/EltonSherwin/addicted-to-energy-worksheets-and-toc
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Even if Asset Ratings Were
100% Accurate,
They don’t motivate enough
change in existing buildings
Even if these problems could be fixed
Fatal flaw: Don’t provide
continuous feedback
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Foundational Problems
Asset Ratings 1. Poor accuracy
2. Not frequent enough to
motive ongoing change
3. Employees, renters and
family members cannot
participate
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Utility Data Measures Everything
Ironically, operational ratings
catch the assets that the asset
ratings miss:
•Occupancy sensors
•Dampers
•Pumps
•Fans
•Valves
•Software
•Thermal effects
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New York City Uses Real Data
Scores:
• Energy Use Intensity, EUI*
– kWh/ sq. foot
– Data from the utility bill
• ENERGY STAR score
– Data from the utility
– Zero to 100 score (100 high)
– Compares similar buildings
• Offices to offices, hospitals to hospitals, etc.
*Source energy from the DOE’s Portfolio Manager
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New York’s Powerful Strategy
• Public disclosure
• Actual energy used
– Captures everything:
• The entire building
• Architect
• HVAC contractor
• Building manager
• Employee behavior
• Plug loads
• Pumps and fans
PlaNYC
And
EUI Energy Use
Intensity
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New York vs. London
Operational vs. Asset
New York will “outperform”
• Have greater impact
– Be more cost effective
• More employment
– Higher skills
• More innovation
– Good for a venture capitalist
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1. Use real data
– Start with energy per sq. ft.,
– Then add energy per occupant
2. Publicly disclose the data on the web
– Reward the best performers
3. Provide frequent feedback
4. Assign letter grades
– Top 40%: A and B; Bottom 40%:D and D-
Benchmarking Recommendations for Policymakers
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Everyone Understands Grades
J F M A M J J A S O N D YTD
Total Energy
Per sq. ft. C+ C- C C- D C-
Per person
B- C B- C D+ C
Gas
Per sq. ft. C- D C D+ D- D+
Per person C D+ C+ C- D C- Electricity
Per sq. ft. B- C C+ C- D+ C Per person B C+ B- C C- C+
When I spread all the different ratings on a table and ask,
“Which form do you want for your house?”
Everyone picks this one:
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When Green Buildings Fail
• We blame the occupants – “Plug loads”
• Not just the occupants – Pumps
– Fans
– HVAC sizing
– Architect
– Poor regulations
– Lack of microprocessors and sensors
• And the occupants’ plug loads
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Key Takeaway
If we want green buildings,
we must grade buildings
based on energy consummation J F M A M J J A S O N D YTD Total Energy
Per sq. ft. C+ C- C C- D C-
Per person B- C B- C D+ C
Gas
Per sq. ft. C- D C D+ D- D+
Per person C D+ C+ C- D C-
Electricity
Per sq. ft. B- C C+ C- D+ C
Per person B C+ B- C C- C+
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Online Checklists
• What Ails America’s Buildings?
• Designing Extraordinary Buildings
• What Can Cities and Counties Do?
• What are Your Home’s Top Energy Wasters?
• What are Your Company’s Top Energy Wasters?
Available:
www.EltonSherwin.com
http://www.slideshare.net/EltonSherwin
iTunes bookstore
Amazon.com
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National Policy
• Seal drafty buildings
• Grade buildings based on utility bills
• Zero tolerance:
– Lighting empty rooms
– Lighting sunny rooms
– Air conditioners removing solar heat
– Fixed speed motors, fans and pumps
– Rooms without thermostats
– Oversized, overactive HVAC systems
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36 US DOE. CO2 in America. Excludes other greenhouse pollutants: methane,
Soot, CFCs, etc. Also excludes embedded energy in imports and most impacts from Agriculture.
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37 US DOE. CO2 in America. Excludes other greenhouse pollutants: methane,
Soot, CFCs, etc. Also excludes embedded energy in imports and most impacts from Agriculture.
CO2 Emissions:
Circled sources are
mostly buildings
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At Time of Sale
• Effective laws disclose:
– Actual energy consumption, or
– Energy per sq. ft. and energy per person, or
– Energy Star scores, or
– Actual energy costs
– May include an energy audit of the building
• Ineffective and counterproductive laws
– Disclose a score, grade, rating or comparison
of the whole structure based on a computer
model or checklist
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Gold Standard
Energy used ÷ size of building
Energy used ÷ number of occupants
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“When performance is measured,
performance improves.
When performance is measured
and reported back,
the rate of improvement accelerates.”
Thomas S. Monson
Emphasis added
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Contact information
Elton B. Sherwin Sr. Managing Director
Ridgewood Capital
540 Cowper St., Suite 201
Palo Alto, CA 94301
www.EltonSherwin.com