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FEBRUARY 2015 | 45 Energy Management PHOTOGRAPHY COURTESY HOULE ELECTRIC Energy management experts have the tools to deliver on a promise by GODFREY BUDD M any experts in energy systems and efficiency in the built environment say that although there is still room for technological improvement, the energy management tools already exist to enable a steep rise in efficiency on a cost-effective basis. Just seize the opportunity, they are saying in effect. Buildings represent the largest single share of global energy use, and a major opportunity for profitable investment by the companies that own them, accord- ing to a report published jointly by CoreNet Global and Rocky Mountain Institute (RMI) in 2014. "Buildings currently account for 60 per cent of worldwide electric- ity demand and 40 per cent of primary energy consumption in most countries, and much of this energy is currently wasted or unneeded. As a result, the global market for building energy efficiency is immense – currently $87 billion per year," accord- ing to the report. The paper's authors note that the inspiration for the document was a 2013 call by CoreNet Global for companies to strive for net-zero energy use in its facilities. Titled Next-Generation Energy Management: Solutions for the Next Level of Performance in Corporate Real Estate, it offers solutions that fall into three main categories: orga- nize – and lay the foundation for pursuing the next step in building energy per- formance; capitalize – seek out opportunities for profitable energy management investment; and optimize by wringing "the most value out of the other solutions." While acknowledging that companies face challenges, the report says that more companies are placing a larger emphasis on energy management investment, and cites Google, Honda and Walmart as examples. The relatively short document is less than 40 pages but includes recommendations covering topics ranging from procure- ment practices to the composition of a multidisciplinary energy management team. According to a survey for the International Facility Management Association, (IFMA) the biggest reported barrier (42 per cent) to capturing potential energy savings is capital availability, followed by concerns (21 per cent) about payback or return on investment (ROI). The next biggest group of challenges or barriers at 22 per cent related to issues around ownership and the lack of incentives to save energy in several common owner/tenant contractual situations. An energy performance contract is one way to clear some of the hurdles obstruct- ing the pursuit of energy efficiency. Such a contract is between a building owner and an Energy Services Company (ESCO) in which the ESCO typically oversees design, installation and commissioning of HVAC, lighting and building management sys- tems – and assumes the financial risks associated with providing performance guarantees. "The ESCO usually acts as the general contractor," says Peter Love, president of the Energy Services Association (ESA) of Canada. A recent presentation from ESA Canada, citing sources like the U.S. Department of Energy and Deutsche Bank Climate Change Advisors (DBCCA), points out that payback for many items in controls, mechanical, HVAC and lighting are in the two- to five-year range, although for some, like a high-efficiency VFD chiller system, pay- back is rated in the eight- to 12-year range. Besides lowering operational costs and reducing a building's carbon footprint, ESA Canada figures show that energy retrofits are tremendous job creators. "Not only is an energy retrofit labour intensive, it is very local. Retrofits often result in energy savings in the 20 to 35 per cent range," Love says. With the help of today's direct digital control (DDC) systems, getting the infor- mation that a building's operator needs to optimize the use of energy is becom- ing easier. "Once you've got your monitoring-based data, the system allows you to determine which pieces of equipment are using the most energy. You get to watch the entire system, so you can ensure that all parts are working together, not against each other," says Claude Saltel, division manager for controls at Houle Electric. Besides the role it plays in modern energy management systems that integrate lighting, security, door control, HVAC, boiler operations, as well as drapes and win- dows, if desired, DDCs today are typically web-based for controls and monitoring access. "It's becoming an everyday part of what we install. Almost every system now is web-enabled. Compared to not having one, a DDC system can cut energy consumption by 30 per cent over a non-DDC system, by turning things off when you don't need them on," Saltel says. Being web-supported, today's DDC controllers don't require a dedicated com- puter, he says. Also, monitoring the expected lifespan of equipment is easy. "It's just like an odometer that tells you when an oil change is needed. DDC gives you the run time of major components," Saltel says. Some key principles help guarantee that the most appropriate equipment is incor- porated into the energy management system, suggests George Steeves, president of Sterling Cooper Consultants Inc. "Environmental goals are achieved by lower resource use, natural ventilation, not powered and low-maintenance requirements," he says. The system should also be flexible enough to accommodate future changes, he adds. Often, however, actual building energy efficiencies fall short of original specs. Many projects are pursuing LEED certification but the line from design intent to operational results has at times been anything but straightforward. "The issue is, Quantum Leap According to a survey for the IFMA, the biggest reported barrier to capturing potential energy savings is capital availability, followed by concerns about payback or ROI. Reliable Controls thermostat.

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