Energy managers know that every commercial building is complex. The upside to that complexity is that many of these buildings offer large energy efficiency potential. Through identifying efficiency opportunities in thousands of commercial buildings to-date, we have confirmed a simple premise. A commercial building’s energy use data set is like a fingerprint: no two are exactly alike.
With that in mind, energy managers need a smart strategy for understanding and capturing efficiency opportunities. Here are a few tips:
1) Don’t just look across the road – A recent slew of energy management tools suggest that energy managers can design energy efficiency strategies based on comparisons to buildings with a similar size and use-profile. Don’t be tempted to compare your efficiency achievements with building operators overseeing other properties.
Our research has shown that ‘like-building’ hypothesis may prove true for the residential sector or the smallest commercial buildings such as pizza shops. But for most of the commercial sector, even very similar buildings can have vastly different energy-use profiles, and it’s important to tailor your strategy accordingly. Take for example the two buildings highlighted in the infographic below, both of which operate near Chicago with similar sizes, sources of heating/power, assets, and Energy Use Intensity. Their strong resemblance on the surface disappears with a deeper dive into the building’s true energy usage patterns.
While a “like-building” analysis using benchmarks or past databases might suggest that these buildings have similar opportunities, in fact, Building #1 has nearly twice the annual savings potential as Building #2. It also has more operationally-focused energy conservation opportunities coming from lighting controls, HVAC/plug controls and cooling set points. In contrast, Building #2 would benefit most from a lighting retrofit, making its energy reduction opportunity more about asset improvements than about operational changes.
Looking even deeper, an even larger difference is noticed in how energy is used throughout the building. Cooling usage dominates Building #2 (48% vs. 18%), while Building #1 has more usage going to lighting and plug loads. These breakdowns are part of what drives the differences in recommendations. It’s worth noting that these unique building results came from advanced analytics applied to their meter data, leading us to the next tip…
2) Real data doesn’t lie – Greater availability of high frequency consumption data coming from commercial building utility meters, coupled with recent advancements in data analytics provides a completely new way to understand energy performance. This data is just as available as square footage and EUI, but much, much richer. Using consumption data as a starting point for understanding your usage gets you to the source of energy (in)efficiencies. It is not uncommon for data analytics to uncover, for example, a simultaneous heating and cooling issue that a building operator is adamant doesn’t exist. That is, until he goes and double checks the air conditioning systems. You can’t hide from what the data reveals. Although it may be uncomfortable to see the truth,data and advanced analytics provide great insights into ways to save energy and money in your building.
3) Go deep and be objective – not wide and subjective. Many energy efficiency initiatives start with an audit, so the quality of information gained from that step is critical. Sending in a team of people with hard hats and clipboards to record the minutiae of energy use, from how often the mechanical equipment is shut down to how many times the building automation system is manually overridden, may be the first choice. However, in some situations, it may not be the best. Besides being an expensive and time-consuming endeavor, those kinds of audits may be led by individuals with differing experience, motivation, and techniques. Numerous studies have shown that onsite audits yield highly inconsistent results, mostly because it’s hard to make consistent auditors.
Think about audit partners that can strive for objective consistency each and every time they analyze a building. There are firms that can provide that level of deep and specific building detail without requiring all those boots on the ground. An even better approach may be to perform the analytics first and then provide those results to the energy audit team, therefore enhancing the overall process.
4) Put your utilities on speed dial – It is becoming common knowledge that many utility companies have significant monetary incentives for increasing building energy efficiency. So, it’s time to take full advantage. Every commercial energy manager should know who runs the efficiency programs within their utility providers, and should be in regular touch to better understand their buildings’ energy use profiles and savings opportunities, and available incentives.
Like all relationships, however, the energy manager-utility relationship is a two-way street. The better data and insight that utilities have on your energy usage, the better job they can do to help you realize savings. As the infographic above contends, every commercial building in a utility’s portfolio is different, and you should look to partner with your utility to identify the right kinds of operational and asset-based cost savings opportunities.
5) Go public. Making your buildings’ energy performance part of everyone’s business is, well, good business. Providing energy audit results to your constituents – from tenants’ facility personnel to your preferred energy contractors to your own CFO – is crucial in ensuring that efficiency projects don’t fall by the wayside.
Why is transparency so important? Because it enables you to demonstrate not just the hows of energy efficiency (e.g., turning off the lights at 6:00 p.m. will save 10,000 kWh of energy) but also the whys (e.g., turning off the lights at 6:00 p.m. saved the company $1,500 in energy costs last month, enabling us to purchase better equipment for our staff or our tenants). Most important, making energy use and savings data available helps make a stronger business case for energy efficiency projects.
Every building has its own story to tell, and the plotline is in the detail revealed through analytics. Data that lives deep within the lighting, power, HVAC and water systems in every building should be mined, analyzed and presented in a way that shows the value that energy efficiency projects can unlock. By looking at each building’s unique energy fingerprint, you can find hidden opportunities for efficiency and cost savings without always having to putting on a hardhat.
Swapnil Shah is CEO of FirstFuel.