Energy
Making buildings perform better PDF Print E-mail
Written by Adrian Flannery, Trane (UK) Ltd, 2008   

Adrian Flannery of Trane (UK) Ltd looks at the available technologies, systems and services that make it easier for facilities managers to manage their buildings and keep costs down.

  • How is indoor environmental quality (IEQ) used in the retail environment?
  • What are some ways for keeping energy consumption low throughout the year?

Working to budget while keeping the building operational are just two priorities facing facilities engineering management each and every day.

Recognising and taking advantage of the technologies, systems and services available today make meeting these priorities an easier task.

In managing your building to work better, you will be making a direct contribution towards reducing its energy use and environmental impact, benefits of which will be appreciated both locally and globally.

Easier than you might think


Think of the buildings where you and your employees work, build, plan, sell and service. Energy is consumed at every turn - in machinery and equipment, lights, plumbing, space conditioning, computers...

Simple solutions such as energy-efficient lighting, temperature sensors and modern indoor comfort and air-quality systems significantly lower energy consumption.

They also make conditions more comfortable and productive for occupants.

More comprehensive projects may involve renewable energy systems, such as solar or geothermal, or cogeneration plants.

These solutions improve a building's performance and sustainability while cutting down drastically on fossil fuel dependence.

With new developments, these solutions assist in achieving planning approval and in some cases are becoming a necessary part of the planning process.

The impact of the indoor environment


Let's take an example from the retail sector, where increased system reliability improves the bottom line and encourages comfortable shoppers to purchase more:
  • Indoor environmental quality (IEQ) is a term used to evaluate the in-store experience, including light, temperature, humidity, odour, fresh air and noise. Retail maintenance managers strive to achieve a high IEQ that also reflects the brand's desired shopping experience. For example, luxury clothing retailers have rigorous acoustic and temperature requirements, while restaurants focus on dehumidification and the elimination of cooking odours.
  • Effectively balancing all of these elements contributes to customer comfort and, ultimately, influences how long shoppers remain in the store or restaurant and how much they purchase.
  • Monitoring these variables - and their impact on employee and customer satisfaction - is an important facet of retail FM.

Today it is even more important to maintain high levels of IEQ in the indoor retail environment because customers, employees and employers are increasingly conscious of their living and working environment.

Predictive maintenance and energy efficiency


As large consumers of energy, commercial buildings are constantly evaluated for energy-saving opportunities because building owners recognise that achieving energy efficiency goals will not only lower operating costs but also contribute to improving environmental responsibility.

Energy savings opportunities are created by improving system performance and applying energy-efficient technologies.

While it is ideal to address operation and management performance goals and predictive maintenance strategies during system installation and start-up, it is never too late to derive performance benefits through deployment of a programme.

Predictive maintenance is the use of pre-emptive measures such as diagnostic testing to establish baseline performance criteria and accurately 'predict' ongoing system performance.

A primary outcome of implementing predictive maintenance is reliability - to avert potential problems that may cause unscheduled downtime or performance degradation.

In fact, during the course of normal operations, indoor environments typically fluctuate due to occupancy, seasonal impacts and even changes in lighting.

HVAC solutions providers can perform periodic assessments to track and profile actual energy utilisation and uncover potential system irregularities.

HVAC system assessments often uncover that system performance programmes and energy conservation methods that may have been implemented are not being monitored.

An energy audit allows a facilities manager to look beyond the meter to assess utility consumption patterns through the analysis of lighting, calculation of equipment energy consumption and evaluation of the HVAC system.

Identifying potential improvements and opportunities for predictive maintenance, making the required changes and scheduling routine service will increase net profits and improve the bottom line.

Predictive maintenance tips:
  • Conduct an energy performance audit to assess building and system performance.
  • Work with HVAC consultants to develop high-level facilities plans in line with strategic business goals.
  • Document system performance and operating parameters.
  • Establish a predictive maintenance programme for mission-critical systems and components.
  • Base the frequency and detail of maintenance measures by assessing operating hours, system criticality and operating conditions.
  • Monitor and report maintenance progress and energy use.
  • Reduce seasonal strain on HVAC systems by assessing performance during transitional periods.
  • Use trained professionals to ensure that predictive maintenance is performed safely, thoroughly and accurately.
  • Consider staff training for specialty equipment to be provided by the HVAC manufacturer.
  • Maintain and provide up-to-date operational procedures and manuals for all maintenance personnel.

Energy efficiency all year long


Conserving energy during summer's heat peaks is critical, but being energy-efficient all year round ensures a significant contribution towards saving energy and reducing buildings' environmental impact.

A few tips for keeping energy consumption low throughout the year:

Get your finger on the pulse

Keeping track of energy use throughout the year. An easy way to get started is to simply pull out last year's utility bills and look for patterns.

A clear understanding of consumption trends - when energy is used, where it is used, how it is used and how much it costs - will help determine the most effective strategy.

Manage consumption

Once you know when you use the most energy, you can start figuring out ways to decrease that use. But more important than how much energy you use is when you use it.

Energy rates spike at high-use times, which are also the times when the power grid is most stressed. That means if you're not paying attention, you're probably paying too much.

Reduce your use

Electronic control systems can be the greatest tool in managing consumption. Control systems can integrate all of your company's most energy-hungry systems - heating, lighting and air conditioning - allowing you to schedule and programme these functions accordingly to optimise productivity and minimise waste.

Ensure efficiency

Most electronic equipment, including computers, has a secret: just because their switches say 'off' doesn't mean they're not using energy.

Reduce unproductive energy use - known as 'energy drain' - by setting computers' energy settings so that they hibernate when not in use, and turning them off overnight.

For other equipment, if you can unplug them, that's the best way to ensure that they're truly 'off'.

Energy awareness is an imperative these days

It's not simply about corporate responsibility, it's about productivity and profit. There's just no reason not to create an energy strategy for your company.

When businesses monitor and manage their energy use, they exercise their considerable power to make a difference in the bottom line as well as in the common good.

And in both a global environmental and economic sense, that means everyone profits.

Perform a load and energy analysis in advance of retrofits

Many facilities managers replace ageing equipment with similar but newer units and soon find that over- or under-sized system issues have not been solved.

A load and energy analysis can provide the additional information needed to select the right system.

A facilities-wide load, system, energy and economic analysis compares the energy and economic impact of building options, such as HVAC systems, HVAC equipment, building utilisation and scheduling by using modelling techniques.

Software programs analyse designs on the basis of energy utilisation and lifecycle cost. Working with owners and facilities engineers, HVAC consultants model facilities parameters, including relative humidity, to simulate building conditions and make appropriate design and retrofit recommendations.

Conclusion


Scheduled maintenance of HVAC systems allows facilities maintenance professionals to reduce operating costs through extending the life of their systems, thus reducing the risk of early equipment failure and avoiding unscheduled downtime.

A system-wide plan, including assessment, implementation and documentation, assures that owners and operators achieve the highest levels of building performance, helping to achieve business goals.

Further information
Aidan Flannery
+44 (0)1256 306000
www.trane.com

 
 
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