by: Tim White, Trane Complex Solutions/Energy Programs for Pennsylvania/Maryland
The cost of energy and world consumption continues to increase. Now is the time for building owners to work with building engineers, maintenance staff and others to explore innovative solutions and green practices to help manage operational costs.
A smart approach is to implement green practices incrementally by exploring what can be done in the short term (0-3 years), near term (3-8 years), long term (more than 8 years), and on a going-forward basis. To help anticipate areas within buildings to look at for savings and future areas of investment, we've assembled the following "50 Ways to Green Your Building."
By implementing some of these tips, building owners can easily save between 10 and 25 percent annually on their energy bill. And even small changes can add significant budget savings to the bottom line. Let's get started:
Short term payback plan: 0-3 Years
Quick changes and low or no cost building areas to look at that can help yield instant savings. Often these tips will provide the biggest bang for your buck.
Building Envelope
1. Find and fix leaks (doors and windows)
Lighting
2. Install occupancy sensors
3. Retrofit existing lighting fixtures (T12 – T8)
Motors
4. Properly size to the load for optimum efficiency
5. Check alignment
6. Check for under-voltage and over-voltage conditions
Pumps
7. Operate pumping near best efficiency point
8. Modify pumping to minimize throttling
9. Adopt to wide load variation with variable speed drives
10. Use booster pumps for small loads requiring higher pressures
11. Repair seals and packing to minimize flows and reduce pump power requirements
Controls/Automation
12. Check schedules, setpoint and setbacks
13. Confirm HVAC/Refrigeration control strategies are correct/operational
14. Check/inspect/repair equipment for proper operation (fans, dampers, belts, filters, VAV boxes, etc.)
15. Use “free cooling” when using your chilled water system in cold weather
Steam
16. Fix steam leaks and condensate leaks
17. Inspect steam traps regularly and repair malfunctioning traps promptly
Boilers
18. Preheat combustion air with waste heat
19. Use variable speed drives on larger boiler combustion air fans with variable flows
20. Inspect and clean burners, nozzles
21. Close burner air and/or stack dampers when off
22. Automate boiler blow-down and recover blow-down heat
23. Use boiler blow-down to help warm the back-up boiler
24. Inspect door gaskets
25. Optimize boiler water treatment
26. Add an economizer to preheat boiler feedwater using exhaust heat Recycle steam condensate
Water and Sewer
27. Recycle water, especially if sewer costs are based on water consumption
28. Use the lowest possible hot water temperature
29. Fix water leaks
30. Use water restrictions on faucets, showers and/or install self-closing type faucets in restrooms
31. Verify water meter readings
Near-Term Payback Plan (3-8 years)
You’ve looked at the easy stuff, now take a hard look. These suggestions are investments or changes that still have attractive payback, but take more time to investigate.
Equipment Change Out
32. Evaluate your chilled water system to specifically consider replacement of chiller(s) with more efficient models
33. Study gas-powered refrigeration equipment to minimize electrical demand charges
34. Assess new HVAC system
35. Replace boilers (higher efficiency, modular, etc.)
36. Consider installing: thermal storage systems, heat recovery systems
Operational Strategies
37. Determine optimum building automation/control strategies and implement –
38. Consider different utility purchasing options, rate analysis and/or buying utilities on the commodity market
39. Ensure high efficiency motors are matched to size/loads
40. Optimize compressed-air equipment for maximum efficiency through leak analysis and end-use requirements assessment
41. Study part-load characteristic and cycling costs to determine most efficient mode for operating multiple boilers
42. Consider more efficient options (don’t use the main heating boiler) for domestic hot water during the cooling season
Long-Term Payback Plan (More than 8 years)
For those looking to make a long-term investment in their building, consider the following tips:
Equipment Change Out
43. Consider new chilled water system
44. Implement major HVAC system replacements
45. Install new or upgrade controls/building automation system
46. Install a geothermal heat pump system
Operational Strategies
47. Assess and verify reliability/availability of utilities (on-site generation)
48. Study building envelope (windows, doors and roof) and make necessary improvements
Renewable Energy Solutions
49. Study the benefits of adding some renewable technologies such as: solar, wind, biomass
Ongoing
Maintenance
50. Engage in proactive maintenance for sustained performance
Making building improvements of any kind can help owners/operators achieve better performance and have a positive effect on the bottom line. Of course, individual results and cost savings are dependent on each unique business situation, utility costs and specific areas of investment. And while there could be higher initial costs, green design, upgrades and operations can help create cost savings that almost always pay for the added costs. But in the end, green building creates healthier and more resource-efficient models of construction, renovation, operation and maintenance.
For more information, contact: Tim White, Trane, at email This e-mail address is being protected from spambots. You need JavaScript enabled to view it or phone: 412.747.3000.
