Factors to Consider When Choosing Accounts Payable Services Providers.pptx
NZC - Olgyay Scaling
1. Scaling Deep Energy
Retrofits Across
Existing Building
Portfolios
Step 1: Collect portfolio data and choose
type of building to focus on. E.g. Large
Of ice, Small Of ice, Retail, Distribution
Center, etc.
Step 2: Analyze building metrics and
choose a subset of buildings that have
similar properties (archetype).
Step 6: Use energy and LCCA, along with
Step 5: Perform a building audit to
capital planning and replacement cycles
inform energy model and life cycle cost
Victor Olgyay, AIA
to develop a portfolio wide plan for deep
analysis (LCCA) to determine the most
th 2013
October 24
energy retro its.
cost effective retro it.
Step 3: U
techniqu
building
all typica
Step 4: U
determin
ef icienc
metrics.
5. A lot of cost effective energy efficiency is available
Design is how it works
6. Deep
Energy
Retrofits….
Achieve 50% or more reduction
in energy use – Large energy
savings
Capture all cost effective energy
savings – improved project
economics
Provide value beyond energy
cost savings (VBECS)
Drive long-term improvement in
the building stock to enable a
modern, renewables-based
electricity system
7. Trade Secrets for Cost Effective Deep Retrofits
1.
2.
3.
4.
5.
Pursue the right steps in the right order
Right-time the retrofit
Define a business-as-usual baseline to account for avoided
capital costs
Bundle measures
Quantify the value beyond energy cost savings
8. Pursue the Right Steps in the Right Order
(1) Set Quantifiable Goals
(2) Define End-User Needs
(3) Understand Existing Conditions
(4) Reduce Loads
(5) Select Appropriate & Efficient Technology
Most people start
here!
(6) Find Synergies
(7) Optimize Controls
(8) Incorporate Renewables
(9) Realize the Intended Design
9. RESULTS FROM 50 DEEP RETROFITS
http://newbuildings.org/meta-report-search-deep-energy-savings
10. Empire State
Byron Rogers
Predicted Post Retrofit Performance
• 28-38 kBtu/ft2-yr
• 60-70% reduction from 2009 use
• Efficiency alone, no renewables
•
•
•
•
Save 38% of energy
use with a 3-year
payback
Remanufacturing
6,500 windows
onsite into super
windows
Installing better
lights and
equipment
Envelope
improvements and
reduced internal
loads allowed for a
smaller cooling
system
11. Crafting a Building Portfolio Efficiency Strategy
Strategic Energy
Analysis
•
•
GET THE DATA!
Portfolio Types:
• Similar
Buildings
• Unique
Buildings
• Collocated
buildings
Bundling
•
•
•
•
Policies
Energy Measures
Building Projects
Financing
Parallel Paths
•
•
•
•
•
•
Leave No Building
Behind
Vaccination
Deep Retrofits /
Disposition
Innovation
New Construction
Renewable Energy
“We can do some of the measures in all of the buildings, and we
can do all of the measures in some of the buildings.” – Blake
Herrschaft, RMI Engineer
12. PORTFOLIO ANALYSIS PROCESS
Step 1: Collect portfolio data and choose
Step Analyze building metrics and
Step 3: Using comprehensive analysis
Group on. E.g. Large into subsets2: a subset ofsize, etc. have
• Divide
by type, buildings that
type of building to focus
choose
techniques, choose a representative
Benchmark • Collect
Of ice, Small Of ice, Retail, Distribution additional data, confirm general conditions, perform select
similar properties (archetype).
building to use as a baseline model for
Center, etc.
all typical buildings
investigations, establish technical potential
Triage
• Perform high-level portfolio assessment
Inform • Identify type and size of opportunity
Step 6: Use energy and LCCA, along with
Perform
Step 4: Using an onsite workshop,
Scale • Utilize low-costStep 5:energyanalysis tools;to cost
workflow a building audit develop implementation options
capital planning and replacement cycles
inform
model and life cycle
determine technical potential for
Plan • Create plan to implement options to meet economiciciency energy targets
to develop a portfolio wide plan for deep
analysis (LCCA) to determine the most
ef and and set baseline inancial
energy retro its.
cost plan; retro it.
metrics.
Implement • Carry out strategiceffective verify, modify, communicate success
13. A VARIETY OF APPROACHES FOR DIFFERENT CIRCUMSTANCES
• Leave No
Building Behind
What policies/processes help or hinder
deep energy efficiency?
• Vaccination
Which primary EMs can I implement for
broad replication and deepest savings?
• Deep Retrofits /
Disposition
When should I schedule deep retrofits
and how do portfolio transactions affect
that?
• Innovation
• New
Construction
• Renewable
Energy
How will next generation technologies
change my strategy over time?
What goals should we set for new
construction?
Can we achieve net zero carbon through
renewable energy? Why not do all
renewable and call it done?
14. USE TIME WHEN MAPPING A BUILDING PORTFOLIO STRATEGY
Building Inventory
All Bldgs
Building 1
Building 2
Building 3
Building 4
Building 5
Calendar Years
“LNBB” – EMS + Continuous Cx & Ongoing Corporate/Institutional Policies
Vaccination – Broadcast Targeted Energy Measures and Upgrades Across Many Buildings
Deep Energy Retrofits – Go Deep at the Right Time (dashed red line is a virtual deep
energy retrofit)
Innovation – Pilot Projects
New Construction – Super-Efficient Construction Standards and IPD Approach
Clean Energy – On-Site Renewable Energy Installations
15. An integrated approach to energy upgrades
Typical US Office Building Base Load
Retrocommissioning
70%
5–15%
Load Reductions
5–30%
HVAC Upgrade
10-25%
16. TIME TO ACT !
1. Planned capital
improvement
2. Major system replacement
3. Major envelope project
4. Code upgrades
5. New owner / refinancing
6. New use / occupancy type
7. Building greening
8. Large utility incentives
9. Mitigating an “energy hog”
17. EnergyStar
Adjusted
metric
Utility bills
FirstView
Regression
Utility bills,
temp data
LEAN
Regression
Utility bills,
temp data
Retroficiency
No/lowtouch, inhouse
algorithms
Utility bills,
basic site
info
simuwatt
Med-touch,
EnergyPlus
simulation
model
Utility bills,
site walk
through,
floor plans
M&V
Custom
Simulation
Calibration
Costing
Data
Measures
Approach
Opportunities
Tool
Bench-mark
Align analysis with detail required
18. PORTFOLIOS WORK AS SYSTEMS
Bundle Internal Policies
Institutional Change: What motivates?
Bundle Measures
Optimize, don’t itemize
Bundle Buildings
Spread costs, reduce risk, plan ahead
Bundle Financing
Incentives, loans, and purchase agreements
19. BUNDLE BUILDINGS FOR BROAD SAVINGS
COST
SAVINGS
SIMPLE
PAYBACK
Building A
$180,000
$30,000
6 yrs.
Spread costs,
Building B
$110,000
$9,2000
12 yrs.
reduce risk, plan
Building C
$95,000
$8,8000
11 yrs.
Building D
$220,000
$11,000
20 yrs.
$209,00
0
$59,000
10 yrs.
Building Projects
ahead with right
timing.
PROJECT
20. BUNDLE MEASURES
FOR DEEPER SAVINGS WITH MORE BENEFITS
• downsizing or eliminating
mechanical and other
systems - and therefore
avoiding capital costs
Lighting
Controls
HVAC
CAPITALIZE
ON
SYNERGIES
Envelope
Plug Loads
/
Occupant
Behavior
• allowing for more costeffective measures to
“finance” measures that that
provide value beyond energy
cost savings (VBECS)
21. DRIVING DEEP ENERGY SAVINGS
ACROSS COMMERCIAL REAL ESTATE
AT&T Administrative Buildings:
• Currently use the same amount of energy as 10 Empire State
Buildings
• Emit 0.15% of the total US office buildings carbon emissions.
• Can save $6.2 million annually for a 16% IRR over 5 years.
• Can achieve 38% energy cost savings from 2008 levels.
• Portfolio wide these strategies would produce $25 million annual ecs
22. U.S. AIR FORCE BASE RETAIL CENTERS
Example
Area (sf)
Retail
83,000
Stock floor
25,000
Back of house 5,000
Food court
5,000
Dining area
6,500
Corridors
9,000
83 retail centers, 23 in subset
(mixed-climate, 100,000+ ft2)
• 83 triaged
• 2 detailed assessments to inform
strategic plan for 23
23. ARIZONA STATE
UNIVERSITY CAN
ROADMAP
(CURRENT 2012 - 2025)
Electricity
How do we design a connected system
that allows a community or campus to
find balance?
Facility Management
How can facility managers radically
reduce energy and water consumption
for the long term within the bounds of a
limited budget?
Transportation
How do we get people excited about
not driving cars?
Pedagogy
What does an integrative curriculum
look like across campus? How can a
university foster innovation from
within?
Institutional Policy
What stands in the way of achievement,
and how can barriers be overcome to
enable transformational progress?
24. ONE PATH TO CLIMATE NEUTRALITY
Projected GHG emissions
450000
400000
Baseline Savings
GHG emissions
350000
Energy Efficiency
300000
250000
200000
Transportation
Efficiency
150000
100000
Renewable Energy
50000
0
2012
2015
2020
2025
2030
2035
26. BUILD THE INVESTMENT CASE BY INTEGRATING WITH
CORE BUSINESS VALUES..
Values beyond energy cost savings - (VBECS)
27. VALUES BEYOND ENERGY COST SAVINGS
Graphic from “The Economics of Biophilia,” Terrapin Bright Green LLC, 2012
28. VBECS: HOW DEEP RETROFITS CREATE VALUE
DEEP RETROFITS
RESULT IN:
2. New equipment with longer
lifetimes & less maintenance
3. A more attractive and
comfortable
(thermally, visually, etc)
working space with better
indoor air quality and
connection to the outdoors
4. Sustainability/green building
ratings or certifications
5. Higher occupant awareness
of building performance
This value is created through…
Reduction in
Costs
1. Reduced energy operating
costs and carbon emissions
Value
Lower
Lower
Lower
Lower
Revenue
Growth
Higher occupancy rates
Higher rents
Increased employee productivity
Improved marketing & sales
Improved
Reputation
and
Leadership
Recruiting best employees or tenants
Employee/tenant satisfaction and retention
Public relations/brand management
Retain “social license” to operate
Compliance
with Internal
& External
Policies &
Initiatives
Meeting the needs of Corporate Social
Responsibility, Carbon Disclosure Project, etc
Meeting responsible investment fund requirements
Meeting Securities & Exchange Commission needs
Reduced Risk
to Future
Earnings
Reduced risk to reputation
Limit exposure to energy/water price volatility
Overall reduced potential loss of value due to
functional obsolescence
Reduced legal risks – sick building syndrome, mold
claims, etc
utility costs
costs to maintain & replace equip.
health cost (absenteeism, health care)
employee recruiting and churn costs
29. RMI Building Energy RetroFit Guides
Building the
Business Case
http://info.aia.org/a
ia/deep-energyretrofits.cfm
Advanced Energy Retrofit Guides
www1.eere.energy.gov/buildings/com
mercial/aerg.html
Hinweis der Redaktion
Hi, I’m Coreeeeeeeena.
NBI identified these four takeaways from the study. Integrative design and bundles are more critical than any one technology. These projects were not made from one technology – it took multiple ones, often integrated together. As I mentioned before most of these projects had renovations going on already. A few of them were investor properties that were re-positioned. These are perfect instances for deep energy retrofitsReadily avallable technologies, nothing special. Performance feed back is a less used measure but not very complicated. It could be as simple as a website showing metered energy use. Ratings and labels are working as we expected them to when they were created. The market values these ratings, and efficiency is a strategy to get the rating.
Here’s an example of a building we worked on towards60%+ reductions.Byron Rogers is on track to become one of the most energy efficient office buildings in the U.S., targeting a 70% energy use reduction. Key energy saving features include the use of LED lighting throughout the building, active chilled beams, an insulated building envelope, high performance glazing, heat recovery, and solar thermal. The full energy reduction potential will not be realized for several years, until tenant education has resulted in plug load and behavior savings.
Talk to ProcessHowRMI is approaching creating this database of measures for two portfolio challenge projects. AT&T and Exchange.
Strategic planning assures we don’t do something today that prevents deep savings a few years from now. Sometimes you can achieve a virtual deep energy retrofit over time, but you have to acknowledge the total investment and total savings over time as if it were a deep energy retrofit – can’t count individual measures as freestanding in those cases.“Portfolio EUI continues to fall throughout long-term strategy until reaching net zero”
Now let’s talk about how to meet those target. What are the options?Let’s consider a typical U.S. office building, using a little less than 100 kbtus of energy per square feet. Shown here is what we see as an “integrated approach to energy upgrades”. The first step is to do (*) retrocomissioning. Retrocomissioning, or existing building commissioning, improves building operations and restructures maintenance procedures. This process is low risk and requires minimal capital outlay. It is generally recommended even when deeper retrofits are being considered. A nationwide study of commissioning projects by Lawrence Berkeley National Laboratory found that office buildings typically realized 22% energy savings through existing building commissioning, with an average simple payback period of 1.1 years (AERG for Office)Our recommended next step after commissioning is (*) to reduce loads, such as lighting upgrades and replacing PCs with more energy efficiency laptops. It may also include windows replacement and roof insulation. We’ve seen savings from load reductions between 5 and 30%. The third step is an HVAC upgrade, which will save even more energy. All told, it is possible to bring energy use down by 70% or moreThe final step is to begin the process all over again – except this time you’ll be doing continuous commissioning to maintain the savings you’ve already achieved.
Here is our ten-point checklist which you can apply to each building in your portfolio. The whole idea here is to piggyback off the money you’d have to spend anyway, or the hassle you are already going to have to create for occupants. The last one on Portfolio management, means that as part of your portfolio management approach, you may want to retrofit a single building as part of a pilot project
In our day and age, does it seem a bit outdated to have to physically walk through a building and identify energy opportunities? It seems like everything else we do is remote: remote control for TV, remote garage door opener, remote car ignition, even remote control drone warfare. Turns out that new tools are emerging to analyze buildings remotely for energy saving opportunities. These tools support and in some cases take the place of traditional energy audits.
A bundle is a combination of individual energy efficiency measures. The purpose of bundling is to evaluate the synergistic benefits of measures. This practice supports integrative design and allows for more cost-effective measures to absorb the cost of measures that do not “pay for themselves,” leading to a more efficient design with more non-quantitative benefits. Bundling measures also often leads to downsizing mechanical systems because a specific collection of measures can greatly reduce heating and cooling loads. Fortunately, these benefits can be achieved through a relatively straightforward bundling process.
2012 Utility Costs:~$6,000,000 in natural gas ~$16,000,000 in electricity
The building retrofit industry has the technology now to drastically reduce energy use cost effectively. Industry professionals can lead the way in propelling these solutions to a wider client base at a more comprehensive level. Going after deep carbon savings makes existing building retrofits more cost effectiveAchieving our climate goals will require the A&E industry to increase the rate of buildings retrofit and the depth of savings. The world is looking for solutions, and A&E professionals are ideally situated to provide a large impact. Create competitive advantage
3. That value can be greater than energy cost savings, in fact.Getting to value beyond energy cost savings is critical.For instance, tying facility performance to human resource performance.A 2010 BOMA number reports that the average business spends the majority of its operating expenditures – 90% on salaries. 4 percent of that goes to absenteeism, and presenteeism. Which is a fun new term that means employees are at work, they’re not absent, but they may as well be absent because of distraction, fatigue, and unhealthy conditions from their environment.
This answers the question: what does a green building get me?But what if the question were instead, what are your highest level priorities? And how do deep retrofits contribute to the solution?The outputs are that which can be directly produced by a sustainable building. The outcomes column identifies specific aspects of the value, many of which are quantifiable and have studies to back them. The right hand column identifies five types of value that may apply to any organization that owns and operates real estate, including corporations, small businesses, governments, investors, and investment funds. As shown in the “Reduced Risk” row, you can also use sustainability trends as fodder for presenting the risk of not investing in sustainability and going for those more aggressive goals. Now which you choose depends on what’s happening to the company today. Do your due diligence. Is there a new CEO and cut costs? Real estate crunch and consolidating offices? Has the competition announced all their buildings are LEED platinum. Is your company losing out to the competition because they have newer buildings, cooler office spaces, or because recent graduates are asking: what are you doing about energy management?Are there requirements in Boston for you to report your energy use in Portfolio Manager? Is your local utility about to increase energy costs 3 fold over two years because of a new plant being built?
Our RetroFIT Initiative is aimed at near-term widespread adoption of deep energy-saving retrofits in existing commercial buildings.We hope to dramatically increase the amount of energy and money owners and service providers save and make from existing building retrofits.Our work will drive impact that permeates the value chain in the industry.