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Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE, MBA, LEED AP, CSBA MENG Analysis May 6, 2015 Performance Assessment: Learn what your buildings are telling You! 5/18/2015 1

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Page 1: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

Energy & Facility Connections ConferenceLeavenworth, WA

“Staying Smarter than your Buildings”

By Doug Smith, PE, MBA, LEED AP, CSBAMENG Analysis

May 6, 2015

Performance Assessment:Learn what your buildings are telling You!

5/18/2015 1

Page 2: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

Staying Smarter than your Buildings

• It’s all about that data!• That’s Performance Assessment!!

5/18/2015 2

CollectData

AnalyzeData

UseResults

Condition Performance

“Fair” “Excellent!”

Page 3: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

Smarter than a Brick?

5/18/2015 3

VS

Page 4: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

Brick Performance Data

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Page 5: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

Overview• Facility Condition Assessment (FCA)

• Traditional ASTM 2018• Rapid Visual Inspection (RVI)

• Asset Management (AM)• Life Cycle Based• ISO 55000 and PAS 55

• Performance Assessment• Exercise & Quiz Prep• Post-occupancy evaluation (POE)• Energy & Water Efficiency, O&M Cost, Occupant

Comfort, Indoor Air Quality, Envelope Evaluation

5/18/2015 5

Page 6: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

The Journey from Reactive to Proactive

5/18/2015 6

Enhanced Cx (E-Cx): Owner’s Project Requirements (OPR) – EFC 2014The Missing Link between Expectations and Performance

Enhanced FCA (E-FCA): Performance Assessment (PA) – EFC 2015The Missing Link between FCA and AM

Page 7: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

The Journey

Reactive Proactive

Fundamental Commissioning Enhanced Commissioning

Facility Condition Assessment Asset Management

Scheduled Maintenance Reliability Centered Maintenance

Bid Specs Performance Specs

Penalties Incentives

Treat Symptoms Find & Address Root Cause

Respond to Complaints Earn Accolades

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Page 8: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

The Facility Cycle

5/18/2015 8

Driver Response

Economy booms Build new

Economy drops Budget cuts

Things break Costs mount

We need a plan! FCA!

Fix the Worst Ignore the rest

Repeat Repeat

Page 9: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

Short Term Solution - FCA

• Quick & easy snapshot of “Condition”• ROM cost estimate of “MM&R”• Qualitative (score)

vsQuantitative (cost)

5/18/2015 9

Page 10: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

Facility Condition Assessment (FCA)

• GASB 34 – Federal Condition Assessment• ASTM 2018 – Property Condition Assessment• Navy & NASA Parametric FCA• Facility Condition Index (FCI)• Deferred Maintenance (DM)• Prioritization

• Facilities• Systems

• Rapid Visual Inspection (RVI)

• GASB 34 – Federal Condition Assessment• ASTM 2018 – Property Condition Assessment• Navy & NASA Parametric FCA• Facility Condition Index (FCI)• Deferred Maintenance (DM)• Prioritization

• Facilities• Systems

• Rapid Visual Inspection (RVI)

5/18/2015 10

Page 11: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

FCA – Funding vs FCI

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Good!

Bad!

Typical

FCI = BMAR or DM / CRV

Page 12: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

FCA Process

• Preparation• Facility List, Site & Floor Plans,

Historical Data, O&M Workshop

• Field Survey using RVI• Data Entry• Analysis• Reporting• Use for project planning &

budgeting• Update every 3 to 5 years

5/18/2015 12

Page 13: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

FCA Reports – Summary Report

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Page 14: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

FCA Report - Condition by System

5/18/2015 14

Page 15: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

ODs & PRs – Catch-up & Keep-up!

• Observed Deficiencies (ODs) are short term:• “Boots on Ground” observed by RVI• Over $5K to $10K• Under 5 to 6 years• Reactive

• Predicted Renewals (PRs) are long term:• Major maintenance and repair (MM&R)• Academic based on original date and system life• AKA “life cycle”• Proactive

5/18/2015 15

Catch-up

Keep-up

Page 16: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

FCA Report – Observed Deficiency (OD)

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Page 17: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

FCA Report – ODs by System

5/18/2015 17

Page 18: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

FCA Report – Predicted Renewals by Facility

5/18/2015 18

Page 19: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

FCA Project Prioritization

• By Building or Use Type• Public Safety• Revenue Generating• General Use

• By System Type• Life/safety• Productivity

5/18/2015 19

Page 20: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

Opportunities – Step-up!

• FCA Opportunities – A chance to do better• Improve facility utilization• Increase safety & security• Conserve energy & water• Speed-up technology• Improve IAQ• Reduce noise• More proactive

5/18/2015 20

Step-up!

Page 21: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

Enhanced FCA (E-FCA)

• Energy Audit• Infrared Thermography• Life/safety Evaluation• Seismic Checklist• ADA Assessment• Weather Envelope

5/18/2015 21

E-FCA is the start ofAsset Management

Page 22: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

Asset Management - Proactive

5/18/2015 22

Page 23: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

Asset Management – ISO 55

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Page 24: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

Total Quality Management (TQM)

5/18/2015 24

Performance Assessment

Page 25: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

Asset Management PAS 55

5/18/2015 25

PerformanceAssessment!

Page 26: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

Performance Assessment• Sustainability

• Energy, water, solid waste, carbon• Comfort

• Thermal comfort, indoor air quality, lighting, acoustics,technology, retention, absenteeism

• Cost• O&M Cost, grounds and custodial, routine maintenance

& operations, major maintenance & repair• Utilization

• Occupancy• Hours, Days, Seasonal

5/18/2015 26

Page 27: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

Performance Assessment

5/18/2015 27

PerformanceIssue

(Noise)

PerformanceMetric

(Acoustic Survey)

Page 28: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

Performance Assessment Exercise

Process:1. Break into groups of 3 to 5.2. Individuals write down 2 to 3 PAs on post-it notes.3. Discuss as a group.4. Choose top 2 or 3 in the group and report back.5. Categorize selected post-it notes on poster.

5/18/2015 28

Assignment:1. State a facility Performance Issue,

for example, high energy bills.2. List a Performance Assessment Metric,

for example, conduct infrared thermography.

Page 29: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

Quiz Time - Wake-up!

5/18/2015 29

Page 30: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

Performance Assessment:A Detailed List

• Occupant thermal comfort• Indoor air quality• Power quality and reliability• Lighting quality• Water quality• Acoustic performance• Life/safety• User friendliness• Code compliance risk• Regulatory compliance risk• Insurance risk• O&M cost

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• Thermal envelope and air barrierperformance

• Technology performance (speed andreliability)

• Program support• Sustainability• Energy efficiency• Water efficiency• Solid waste efficiency• Storm water management• Carbon footprint• Renewable resource optimization• Life cycle cost of Uniformat systems• Forensic investigations

Page 31: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

Energy as a Bell Weather Metric

• Collect three (3) years of historical energy data• Review before FCA field survey• Apply to AM plan

5/18/2015 31

Page 32: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

Historical EUI & ECI for FCA• Recent E-FCA data from live projects.

5/18/2015 32

Energy

Facility Date Built Date Mod Area (sf) Cost ($/yr) EUI ECI Fuel Mix (Gas%/Elec%) HVAC System

Cascade View ES 1996 None 56,593 $ 65,017 $ 1.15 Gas & Electric (52/48) Boilers and Dx CU's

Showalter MS 1937 1996 89,179 $ 98,420 $ 1.10 Gas & Electric (53/47) Boilers and Dx CU's

Thorndyke ES 2001 None 63,806 $ 47,529 $ 0.74 Gas & Electric (22/78) Water source heat pumps

Tukwila ES 2000 None 63,548 $ 76,169 $ 1.20 Gas & Electric (20/80) Water source heat pumps

Foster HS 1992 None 125,403 $ 109,403 $ 0.87 Gas & Electric (45/55) Boilers, no A/C

Item Maya ES Livingston ES McGee ES I. Stevens MS Ochoa MS Comments

Area (sf) 59,800 45,200 44,700 91,960 115,029Electric ($) $ 106,386 $ 41,180 $ 41,919 $ 62,028 $ 80,669 Very High cost of electric at Maya ESGas ($) $ 10,727 $ 8,939 $ 11,686 $ 23,035 $ 15,688Water ($) $ 16,530 $ 6,175 $ 4,884 $ 3,754 $ 10,231 Exceptionally high cost of water at Maya ES

Energy ($) $ 117,113 $ 50,119 $ 53,605 $ 85,063 $ 96,357

ECI ($/sf-yr) $ 1.96 $ 1.11 $ 1.20 $ 0.93 $ 0.84 Review Maya Cost of Operations

Page 33: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

EUI & ECI Analysis for PA & AM

5/18/2015 33

Page 34: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

Energy Comparison - EUI

5/18/2015 34

Page 35: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

PA – Infrared Thermography

• Thermal envelope• Electrical equipment

5/18/2015 35

Page 36: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

PA - Additional Metrics

• Sustainability approach• Environmental sensitivity• Economic performance• Quality of life (occupants & users and neighbors)

• Productivity approach• Occupant health & well being• Absenteeism• Staff retention• Productivity

• Cost approach (such as emergent repairs)• Condition approach (such as infrared)

5/18/2015 36

Page 37: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

PA - Occupant Health & Well-being

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Page 38: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

PA – Indoor Air Quality

• Particulate• CO2• VOC• CO & NOx• Mold & Mildew• Fiberglass & Asbestos• Other

5/18/2015 38

Page 39: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

PA – Thermal Comfort

• Operative Temperature• Objective• Dry bulb• Humidity• Movement• Radiant

• Occupancy Survey• Subjective• ASHRAE 80%

5/18/2015 39

Page 40: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

PA - Lighting

• Intensity• Color• Glare• Variability• Natural vs artificial• User control friendliness• Reliability• Longevity

5/18/2015 40

Page 41: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

PA - Acoustic

• Noise• Frequency• Intensity• Vibration• Interior• Exterior• Verbal• Privacy

5/18/2015 41

Page 42: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

Car Example – Condition (FCA)

Item Model T Tesla

Wheels Good Excellent

Frame Fair Good

Body Good Good

Windows Good Good

Engine Fair Good

Lights Good Excellent

Overall Good- Good+

5/18/2015 42

Page 43: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

Car Example – Performance (AM)

Item Model T Tesla

Comfort Poor Good

Speed Poor Excellent

Efficiency Poor Excellent

Durability Good Fair

Torque Fair Good

Lights Poor Excellent

Overall Poor+ Excellent-

5/18/2015 43

Page 44: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

From Reactive to Proactive - CreatingFacility DNA: Survival of the Fittest

5/18/2015 44

Page 45: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

Congratulations!

• You are now smarter than a Brick!

5/18/2015 45

Page 46: Energy & Facility Connections Conference Leavenworth, WA ... · Energy & Facility Connections Conference Leavenworth, WA “Staying Smarter than your Buildings” By Doug Smith, PE,

From FCA to AM usingPerformance Assessment• Questions?

• Doug Smith, [email protected]

5/18/2015 46