Because You Build It Green Doesn’t Guarantee It Will STAY Green

by Steve Harrell

Today, every city and state wants to be the “greenest” in the nation. As a result, many are mandating that new-construction projects achieve LEED-NC (New Construction) certification— at a level of silver or higher.  At the same time, many municipalities are beginning the process of greening existing building inventories through the LEED-EB O&M (Existing Buildings: Operations and  Maintenance) certification process, which promotes high performance, affordable, sustainable and environmentally sound operations in existing buildings. The current LEED EB O&M criteria focus heavily on the overall reduction of energy and its long-term effectiveness.

Caption:  The Department of Energy estimates that HVAC equipment and lighting in commercial offices buildings are responsible for more than 50 percent of the overall energy/utilities expense.

Energy Audits
Whether the goal is to simply reduce energy or actually pursue some level of LEED EB O&M certification, the first step is to conduct an energy audit, which can take on varying sizes, scopes and yes, price, depending on the desired outcome.  LEED EB O&M requires a basic energy audit, ASHRAE Level I.  However, if you choose to pursue advanced credits toward a higher level of LEED certification, it requires a more advanced energy audit, ASHRAE Level II.

An ASHRAE Level I energy audit begins with a preliminary energy-use analysis used to benchmark a building’s energy performance and related cost for each fuel type used.  The auditor will conduct a brief walk-through to document any special problems or needs the facility might have, followed by a space function analysis to develop a rough estimate determining energy use for all significant operations categories. Finally, potential savings are calculated for identified low-cost and no-cost opportunities. These types of opportunities are usually operational changes and maintenance procedures, which can result in significant savings.  Any capital improvement opportunities are noted for further study, along with an initial estimate of related costs and savings.

An ASHRAE Level II energy audit moves beyond the steps in Level I to include a significant amount of research concerning the mechanical and electrical system design, as well as operating conditions. Key operating parameters such as schedules, water and air temperatures, humidity levels, ventilation quantities and light levels are measured and then compared to design levels. The time taken to conduct these measurements depends largely on whether the information has to be logged manually or electronically. After a breakdown of the total annual energy use, all possible energy-saving modifications to equipment and operations are documented along with estimated costs and savings projections.

Implementation of the energy audit recommendations will generally see a payback period of less than two years with energy reductions ranging from 20 to 40 percent. To ensure maximum efficiency on an ongoing basis, some type of commissioning process such as retro-commissioning or Continuous Commissioning® is generally required.

Green Incentives
Nationwide, the Federal Government continues to heavily promote the “greening” of existing facilities through numerous programs emerging in the form of rebates, subsidies and incentives funded exclusively by the 2009American Recovery and Reinvestment Act.  Many local utilities are therefore offering service rebates to eligible buildings to promote energy efficiency, while at the same time offsetting some of the initial costs to conduct an energy audit. One such program located in Phoenix is the PowerWise Business Solutions energy efficiency portfolio offered by Salt River Project. The program requires a designated qualified service provider and end-user compliance.

Overall, both short-term and long-term benefits of making sustainable upgrades to any facility are real. It’s therefore important to take advantage of related financial assistance that can help facilitate these upgrades, because turning your existing building into a “green” facility can actually help put some green back in your pocket.

Steve Harrell is manager of Continuous Commissioning services for SSRCx, LLC, a wholly owned subsidiary of Smith Seckman Reid, Inc. SSRCx provides a range of sustainability services that include LEED facilitation, facility benchmarking, energy advocacy and Continuous Commissioning®. SSRCx is a qualified service provider for the Salt River Project and Arizona Public Service program, both located in Arizona.