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Operation and Maintenance Best Practices for Energy-Efficient BuildingsWSUEEP98014, Rev. 2/98 Building operation and maintenance (O&M) programs can enhance the operating efficiency of HVAC, lighting, and other energy-using systems. This Technical Brief provides building operators as well as facility, energy, and property managers with 15 O&M best practices that integrate energy efficiency into the building's O&M program.
Why O&M Best Practices?Operation and maintenance programs specifically designed to enhance HVAC and lighting systems can save 5 to 20 percent of the utility bill without significant capital investment. A recent study conducted by Portland Energy Conservation, Inc. demonstrated that many low-cost energy saving opportunities exist in commercial office buildings and retail establishments. The study included a baseline survey of 432 class A and B office buildings, and an O&M tune-up of three office buildings and two retail facilities. Rather than emphasizing capital improvements or equipment-specific maintenance procedures, the study identified 15 overarching O&M practices that lead to efficient operation.
What are O&M Best Practices?O&M best practices for energy efficiency are defined as those O&M activities, methods and approaches that contribute to, or are directly responsible for, producing energy savings while maintaining or enhancing indoor environmental quality and equipment reliability. The practices emphasize the building operation aspects of O&M because this is where the greatest savings potential is found.
What O&M Practices are Recommended?Fifteen best practices are recommended in four major categories.
Incorporate goals for energy-efficient building operation into the strategic business plan. Increase management's awareness of how O&M supports the business plan by reducing operating costs while maintaining capital assets.
Require an energy management plan with energy-efficient operation as a primary component. An energy management plan generally consists of three elements: (1) purchasing energy at the lowest cost, (2) operating energy-consuming equipment efficiently, and (3) replacing old equipment or retrofitting building systems with more efficient technologies. The second element is the most under-rated and least understood, yet has high potential for savings with little or no capital outlay.
Use an energy accounting system to locate savings opportunities and to track and measure the success of energy-efficiency strategies. An energy accounting system is a critical part of an energy management program. Without information on past and current energy use, demand, and cost, it is impossible to understand or communicate any measurable progress being made.
Hire or appoint an energy manager. Assigning responsibility sends a signal that energy management is important. An energy manager assures that all aspects of the energy management plan are developed and carried out. This person might also be responsible for management of other resources such as water and recycling.
Train building operators in energy-efficient O&M activities. Today's building systems and controls are more sophisticated and complex than in the past. O&M staff that are not well trained will underutilize the capability of these systems and will make decisions that are contrary to optimum energy efficiency.
Require any service contracts to support energy-efficient building operation. When building owners or managers choose to hire outside service contractors to augment their own building O&M staff, it is important that the contracts address efficient building operation. This should include methods to track operating changes, improvements, and deficiencies over time. This documentation provides critical information for gauging equipment and system performance.
Acknowledge energy-efficient operation as a cross-functional activity. Tenants, custodians, security personnel, and facility occupants all use energy-consuming equipment such as lights, HVAC equipment, and office equipment. Educating these users by providing easy to understand information on efficient operation is imperative, particularly in the case of new equipment and controls.
Use effective documentation to maintain continuity and reduce trouble-shooting costs. Document changes and strategies affecting energy-efficient building operation. Out-of-date mechanical and electrical drawings, O&M manuals, sequence of operation, and control strategies lead to costly time- and energy-wasting mistakes.
Equip O&M staff with state-of-the-art diagnostic tools. These tools allow O&M staff and managers to troubleshoot and detect energy-wasting malfunctions (or potential malfunctions) as well as obtain immediate feedback on comfort and operational changes.
Perform a comprehensive O&M tune-up assessment. The first step in a tune-up process is to understand why building systems are operated and maintained the way they are, and what improvements are most beneficial and cost effective. An O&M assessment focuses on low-cost changes in O&M practices that improve building operation.
Perform O&M tune-up actions identified in the O&M tune-up assessment. Many improvements, such as control strategies or schedules may be implemented in a matter of hours. Implementing the initial O&M tune-up improvements allows the building to perform to its fullest potential before more extensive and costly energy efficiency projects are considered.
Make full use of automatic controls to optimize efficient operation. Most systems are underutilized. Many energy management control systems can be programmed to accomplish energy-efficient control strategies beyond the ordinary time-of-day scheduling control.
Operate equipment only when needed. Because occupant needs and schedules are constantly changing, operating schedules and strategies need to be continually adjusted. Equipment may be operating very efficiently, but when it's "on" and nobody's home, the only thing happening is energy waste.
Track actual performance of major equipment against expected performance. When O&M staff does not have adequate or correct information to assess day-to-day equipment performance, energy saving opportunities may be lost. Establishing benchmark performance criteria and comparing the criteria to actual performance allows O&M staff to identify when equipment is not operating as efficiently as possible and to take corrective action.
Redefine preventive maintenance to include activities critical to energy-efficient operation. Typically, the primary goal of preventive maintenance is reliability and increased equipment life. Including procedures to check for efficient operation should enhance the primary goal as well as eliminate unnecessary energy waste. An excellent reference on energy efficient building operation and management practices is "Energy-Efficient Operation of Commercial Buildings," by Peter Herzog (McGraw-Hill 1997).
Where Can I Get More Information?
This Technical Brief, and others, are available on-line at this Energy Services website.
Western's Energy ServicesWestern's Energy Services offers customers information, resources and solutions to improve their energy efficiency, use of renewable energy, and competitive positions. For additional information about energy efficient motors or any other commercial, industrial, agricultural or residential technologies, programs or products, use the Western contacts listed above. Acknowledgment: This technical brief was excerpted from the report O&M Best Practices for Energy-Efficient Buildings produced by Portland Energy Conservation, Inc. (PECI) with funding from the Global Change Division of the U.S. Environmental Protection Agency in cooperation with the U.S. Department of Energy. Copies of this report can be obtained from PECI (503) 248-4636.
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