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Utility Cost Takeout & SustainabilityWhere to start?

Presenter - Ed Gagnon, CPE, CPMM, CEA

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Sustainable Facility Management & Operations

• Sustainability is the ability to meet the needs of the present without compromising the ability of future generations to meet their own needs.

World Commission on Environment and Development: Our Common Future

April 1987

• Sustainable Facility Management is the process of integrating the people, place and business activities of an organization that optimizes economic, environmental and social benefits.

• Sustainable Operations is the ability to deliver products and services while achieving high levels of Environmental Performance, Waste Minimization & Energy Efficiency.

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THE PLAN

1. Education and awareness

2. Audit

3. Evaluation

4. Where to start

5. Execute

1. Electricity

2. Fuel

3. Water

4. Sewer

6. Review

7. MY OPINION

The steps to success

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Brown Bag Training Sessions– Employee awareness, teaching about how to conserve, and why you should.– Handed out electrical conservation brochures from local utility providers– Handed out alternative and renewable energy brochures from local utility providers– Send out a global communication to all your employees– Have a continuously running conservation facts power point presentation – Giveaways

- CFL’s- Brochures- Gift cards- Pens

Earth Day/Arbor Day– Send out a global communication to all your employees– Giveaways

- Small white trees plantings for every employee

Energy Day– Send out a global communication to all your employees– Prizes, giveaways for those who bring their suggestions/ideas.– Sustainable, reusable mugs– Hand outs- 53 WAYS TO CONSERVE ENERGY

- TOP 10 THINGS THAT YOU CAN DO TO CONSERVE AT YOU BUSINESS- LOSE YOUR EXCUSE TOP 10 THINGS TO CONSERVE (FROM THE D.O.E)

– Encouraging employees to conserve and giving them a list of simple things that they can do around the house and for their business.

Education & Creating People Awareness

We are doing this together to make a difference!

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• Decrease the usage of energy: Electrical, natural gas, oil and water• Conserve Resources / Recycle & Stop Waste• Use products made from recycled materials!• Avoid use of large power consumption during peak periods• Identify non-critical devices that can be turned off• Consolidate the need for personal devices, i.e. coffee pots, etc..• Identify the infiltration of air through gaps and leaks• Turn off the lights and Equipment • Use NON-biodegradable materials wisely• Use environmentally friendly products• Set up suggestion boxes for employees to submit ideas for sustainable

practices. Reward those ideas that are put into practice.

We are doing this together to make a difference!

Education & Creating People Awareness

Ask employees to contribute ideas and advocate for sustainable practices in their workplace and at home.

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A different approach to sustainability --THE AUDIT - Utility Cost Takeout (UCT)

1. Understand your utility bills2. Review previous 12 months of utility bills3. Prioritize the utility costs

1. Electricity2. Fuel3. Sewer4. Water

4. The audit – room by room combat5. Analysis 6. Plan7. Execute8. Review

Plan, Plan, Plan

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Variable Frequency Drives

Building Management System

Lighting CTRLS

HVAC CTRLS

Power Factor Correction

High Efficiency Motor Upgrade

Sustainable Design

Solar Water Heater

Photovoltaic

Geothermal

High Efficiency HVAC systems

Air Compressor Upgrades

Exhaust Systems

VFD’s

Lighting CTRLS

HVAC CTRLS

Motors

PF correctionUtility cost take out combat

100% ROOM BY ROOM APPROACH STANDARD FACILITIES APPROACH

UTILITY REDUCTION PERCENTAGE

50% 50%Upgrade Fixtures

Waste Heat Usage

Time clock/ Motion Detect

Bathroom Exhausts

Roll Up Door Sensors

Parking Lot Lighting

Building Exterior Lighting

Insulation / Gap Correction

Demand control ventilation (DCV)

Use heavy power consuming equipment off peak

Purchase only high efficiency equipment and hand tools for production

Audit Every Room For Energy Conservation Opportunities

UCT combat approach – the other 50%

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UCT versus traditional cost savings approachTraditional• Significant savings achieved with traditional approach

• Audit focus is typically conducted internal to the auditor’s organization for cost savings with minimal outreach or communications to other organizations.

• Facility management is traditionally in fire-fighting mode. Reacting to “customers‘” needs and day-to-day priorities (TACTICAL FOCUS).

UCT• Significant opportunities remain via UCT Combat and Lean Energy Kaizen collaboration with all

building occupants.

• Improved outreach and engage all occupants relative to Green and Sustainability opportunities.

• Emphasizes the need to educate employees about reducing energy usage and why every company should have an Energy Policy / Program to facilitate additional Energy & Sustainability savings.

• Forces the need to assess priorities and free up skilled labor to support sustainability initiatives. Don’t let all the work that went into the audit die, because of the excuse there is no labor to make the energy saving corrections.UCT – a proven approach

9Don’t over analyze and get lost in numbers.

The minimal analysis method

Too many conservation plans end in failure because people get too caught up in the numbers. Keep the number basic to check simple payback numbers . Remember, you are going after the low hanging fruit. Leave the heavy number crunching to the consultants. That’s their expertise!

General payback periods/ rules of thumb:1. Switching out a 60 watt incandescent to a 15 watt CFL that is on 8 hours per day = ~7 week

payback.2. Switching from a 3 bulb 40 watt T12 fixture to a 2 bulb 28 watt T8 or T5 fixture running 24/7

= ~3 year payback3. Setback temperature settings 2 to 4 degrees = 10 to 20% savings4. Vending machine misers = ~1 year payback5. 180 degree F piping covered in 1-1/2” fiberglass insulation = ~1.3 year payback6. Demand control ventilation = ~18 week payback7. Just turning the device off = IMMEDIATE PAYBACK

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• Develop the test case and thoroughly document the results before instituting programs across the enterprise

• Include all available evaluation tools, such as the U.S. Green Building Council’s LEED® system and Energy Star.

• Involve all personnel and all facility areas in implementing the room-by-room approach• Don’t over-analyze; if the payback is short, execute• Transfer your best practices across the entire business/building.• Utilize off-hour observations – a powerful tool!• Develop your methodology to be able to easily and quickly determine value and payback for

your actions• Document, document, document - the savings.• Harness the enthusiasm and power of your employees• Don’t underestimate the employee educational component of the program• Advertise the results of your program and seek internal and external recognition for your

efforts

Utility Conservation that can be done at any site

Universal opportunities to save

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ELECTRICAL • CFL Installation - get rid of incandescent and halogen bulbs.• T12 and higher wattage T8 fixtures - go to25w T8 Installation, or to T5’s• Check out LED fixtures for high maintenance cost applications• Garage Door Sensors – tied into HVAC systems• Motion detect bathroom lighting and exhausts together• Motion / Time clock large fields of lighting (Conference rooms, and Mayor Offices etc.)• Install an Energy Management System (EMS). EMS – what’s in the name?

Switch from electric humidifiers to water atomizers• Install CFL exterior wall pack (watch the lumens & photometrics)• Fix all compressed air leaks. Compressed air is the most expensive “utility” a company has.• Install Vending Misers on bottled soda machines.• Removal of un-used and underutilized appliances. Switch to Energy Star appliances. A refrigerator someone brought into work that dates from the 70’s can use 6 times the power of a new Energy Star refrigerator.

Utility Conservation that can be done at any site

It works at every site!

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ELECTRICAL - continued • Scheduling - lighting, HVAC, exterior lighting, exhaust (watch out for code compliance)• Sleep Modes – television sleep mode computer/monitor sleep modes• Meter all sites (building separately, electrically)• Smart Power Strips• Time clock non-critical exhaust systems• All new AC systems should have a high SEER rating, >13. Check with utility before you buy! Don’t loose the rebate.• Demand control ventilation – this is a big winner.• Lower lighting levels??• Clean during the day.• Retro-commissioning equipmentFUEL• Insulate steam, condensate and hot water piping. Don’t forget domestic hot water lines made with copper.• Heating system cleaning and tuning.• Shut off heating system when demand is met. Why idle all day????• Buy local.

Utility Conservation that can be done at any site

It works at every site!

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SEWER and WATER • Water flow restrictors on faucets (<1 gpm) and showerheads (<2.5 gpm)• Irrigation seasonal and runtime cutbacks. Don’t water too early in the season, or too late. June through mid September for New England)• Install ground moisture sensors for irrigations control.• Only irrigate late at night.• Foot pedal controls on commercial kitchen sink faucets.• Install low flow urinals, 1/8th gpf (one pint per flush).• Meter your cooling tower makeup water and blow down water flow.• Change toilets to new water efficient ones.• Fix leaks.• Insulate cold water lines.

Utility Conservation that can be done at any site

It works at every site!

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Annual Value of 1/10 of an hour for a 250 workday year

VALUE OF 1/10 (time off)0.1 25 hours

0.2 50 hours

0.3 75 hours

0.4 100 hours

0.5 125 hours

0.6 150 hours

0.7 175 hours

0.8 200 hours

0.9 225 hours

1 250 hours

A little more “time off” = $ saved!

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What’s next and who to talk to

#1 Talk to your utility for conservation tips and information about rebate programs right up front at the start of your conservation program. Don’t loose out on their expertise and minimum requirements to qualify for a rebate program.

#2 Check local building and energy codes so changes you make meet the law.

#3 Do the easy stuff first before you hire an energy consultant. Why pay someone to tell you to change out your old incandescent light bulbs, or to fix a leaking faucet.

#4 Record everything you did. Then when you hire an energy consultant, show them what you did. You will get a higher value product from the consultant.

#5 Do your research. Some consultants specialize in commercial buildings, some in industrial buildings and some only residential structures. Get references and check them out. Check out the BBB and Attorney General’s website for complaints.

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QUESTIONS???????Or time to play ball?

Thank you