What is your Energy Level?
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Transcript of What is your Energy Level?
What is your Energy Level?Residential and Commercial Energy
Ratings
Garbett Homes of Salt Lake City, Utah Photograph by: Orlo Stitt
Sandra K. Adomatis, SRA, LEED GA
[email protected] Adomatis Appraisal Service
Punta Gorda, FloridaConsultant with Advanced Energy, Raleigh North Carolina
http://www.advancedenergy.org/
Objectives
• Review the reasons the market’s view of
energy is changing
• Describe the physical traits of energy
efficiency
• Identify Energy Modeling Programs
• List documents supporting energy rating
Energy Efficiency
Energy efficiency is “using less energy to provide the same service”.
Turning off a light is energy conservation, not energy efficiency. http://eetd.lbl.gov/ee/ee-1.html
Remember …..
“Let’s Get Physical!” Olivia Newton John
Let me hear your building talk!
NAHB consumer survey found 51.8% of residential consumers found the term energy efficiency as positive.
How important is energy efficiency to the residential user?
NAHB Research Center400 Prince George’s BlvdUpper Marlboro, MD 20774
800.638.8556www.nahbrc.org
Why is energy efficiency such a big deal?
• Government Mandates• TAJ –First Draft Exposure
Valuation of Green Bldgs
• Oil Crisis
• Market Transformation
The term market transformation is the strategic process of intervening in a market to create lasting change in market behavior by removing identified barriers or exploiting opportunities to accelerate the adoption of all cost-effective energy efficiency as a matter of standard practice.
http://www.aceee.org/portal/market-transformation
http://www.imt.org/resources/detail/save-act-fact-sheet
Benefits of energy efficiency• Reduce expenses
• CoStar Group – July 28, 2010, reports energy-efficient retrofits of commercial buildings has the potential to return twice as much in savings to owners and tenants as they require in investments.
Commercial
• A much easier sell – because– The investor cares about the bottom line......
• Lender accepts income approach as the norm…. – Lower utilities = higher net income
Case Study on 250,000-square-foot office building
Energy Star Portfolio Manager Estimated Cost
$2,000
Full-blown energy assessment estimated cost
$5,000 to $10,000
5-Year costs for ES Portfolio Model and 1 energy assessment*ES=Energy Star
$10,000 to $20,000
Energy Assessment might identify HVAC and lighting upgrades at estimated cost
$450,000
Utility supports a third of upgrade costs for net cost of approximately
$300,000
Energy Assessment might identify behavior changes to save 3% of energy cost
$30,000 savings
Source: http://blog.groomenergy.com/ Author Jon Guerster April 15, 2013
Case Study on 250,000-square-foot office building
Earnings before upgrades $4.7 Million
Earnings after upgrades $4.9 Million
After improvements building is worth approximately
$2.4 Million more than before upgrades and assessments
If owner does not make upgrades but does assessment, it will still likely save $30,000
Income Taxes reduced using Federal EPAct accelerated depreciation
Is it worth knowing your energy level?Source: http://blog.groomenergy.com/ Author Jon Guerster April 15, 2013
Residential
• Does the market care?
– In California, new homes may be required to
meet net-zero energy level by 2020
• Will the underwriter accept energy
efficiency as an element of comparison?
– Depends
Residential Case in PointResidential Property Iowa
Living area 6,800 square feet
Age of structure 7.5 years
Heating/cooling source Geothermal
Cost of geothermal after incentives
$5,609/when built
Range of monthly utility bill over 7. 5 years
$52-to-$106
Maintenance issues with geothermal
None
Residential Rating SystemsMeasuring Sticks
HERS Index
Performed by Home Energy Raters (HERS Raters) trained and qualified through RESNET. http://www.resnet.us/certified-auditor-rater
Energy Audit versus Energy Rating
Energy Rating provides a comparative analysis on how energy efficient a home is when compared to other similar homes.
• Provides a HERS Index score and uses diagnostic testing
Energy audit (aka energy assessment) pinpoints where and how a home is losing energy, which systems are working efficiently, and measure what cost-effective measures can be taken to rectify the situation.
• Does not provide a HERS Index score and does NOT use diagnostic testing
Energy Audit versus Energy Rating
Austin City Council has a new mandate for all homes older than 10 years to have an energy audit before selling a home.
http://www.energystar.gov/index.cfm?fuseaction=pt_awards.showAwardDetails&esa_id=3649
• MPG rating for homes – Standardized method for
assessing the energy performance of a home’s major energy systems and envelope
• Low cost service – Takes about 15 minutes if in
concert with other assessment; less than 1 hour if stand-alone
– Not intended to replace a full energy audit or diagnostics
HES Score
http://www2.eere.energy.gov/buildings/residential/hes_research.html#webinars
Home Energy Score Partners– Local and state governments, utilities, non-profits, and other home
performance industry organizations
Qualified Assessors– Must be certified as BPI building analysts or HERS Raters
– Must also pass a 2-part DOE exam (free, on-line, proctored by a Home Energy Score Partner)
Homeowner Report– Asset Score (given standard operating assumptions)
– Home Facts: List of data collected by a Qualified Assessor
– Recommendations for improvements
• DOE is continuing to recruit Partners to implement program
– Score at least 200 homes per year
– Fulfill DOE’s quality assurance requirements (re-score 5% of homes)
• 30 organizations have signed on to be Home Energy Score Partners
Energy Performance Score(EPS) - A MPH Rating for homes
http://energy-performance-score.com/
Provides a standardized assessment of a home’s energy use and associated carbon emissions. The EPS allows for one homes energy use comparison to another without the influence of varying occupant behavior.
HERS Insulation Installation Rating
• Grade 1 – The best – installed per manufacturers instructions.
• Grade II- The second best – Has some gaps
• Grade III – The lowest grade – Has substandard gaps and voids.
http://www.greenbuildingadvisor.com/blogs/dept/building-science/grading-installation-quality-insulation
Envelope Sealing RatingAir Changes Per Hour (ACH): The movement of a volume of air in a given period of time; if a house has one air change per hour, it means that the air in the house will be replaced in a one-hour period.http://www.seattle.gov/dpd/GreenBuilding/Resources/Greenbuildingglossary/default.asp
http://hespro.lbl.gov/pro/
Green Buttonhttp://www.greenbuttondata.org/
Residential Energy Documents
• HERS Index Report – full report• Green Score and worksheet• Complete Energy Audit• Res. Green & Energy Efficient
Addendum• HES Score
Actual Utility Bills
Are they the most reliable document for developing energy costs of the residential or commercial use building? Why or why not?
Physical signs of energy efficiency
• Landscaping• Site orientation• Energy efficient equipment• Window types /shades/ skylights /solar tubes• Overhang• Renewal energy equipment• Timers/ programmable equipment /dashboards• Maintenance history
Commercial Energy Ratings
Measuring Sticks
https://buildingdata.energy.gov/about
DOE Buildings DatabaseThe Database includes information on the energy use, environmental performance, design process, finances, and other aspects of each project. Members of the design and construction teams are listed, as are sources for additional information. In total, up to twelve screens of detailed information are provided for each project profile. Projects range in size from small single-family homes or tenant fit-outs within buildings to large commercial and institutional buildings and even entire campuses.
Commercial Energy Benchmark
• A first step
• Social driver to change occupant habits
• Changing occupant habits• reduces usage• increases net income• increases value
ENERGY STAR Portfolio Manager provides Statement of Energy
Performance, including–Benchmark Score (statistical ranking)
• 70 means your building ranks in the 70th percentile of similar buildings in terms of utility usage
–Based on actual utility bills and current operations–100 point scale based on regression developed using
CBECs data
Energy asset rating provides a standard report including
-Current score and potential score• Buildings with the same current score may
have different potential scores.-Uses EnergyPlus model to predict EUI given
standard set of operating assumptions-Scale still under development
• Adjusted for climate to allow comparison across U.S.
• Adjusted for building type
Asset Score•No requirement for utility bills•Not comparing to CBECS or other building database•Allows comparison of buildings given standard assumed operation
Asset Score•No requirement for utility bills•Not comparing to CBECS or other building database•Allows comparison of buildings given standard assumed operation
Energy asset rating
EUI
• EUI – Energy Use Intensity, is a unit of measurement that describes a building’s energy use. EUI represents energy consumed by a building relative to its size. (Total energy consumed in 1 yr in kBtu/total floor space of building)
Source: http://www.energystar.gov/index.cfm?fuseaction=buildingcontest.eui
Areas with Energy Benchmarking Programs City/State Year Implemented
Austin, TX 2011
Minneapolis, MN 2013
New York City, NY 2012
Philadelphia, PA 2012
San Francisco, CA 2011
Seattle, WA 2012
Washington DC 2013
California State Sept 1, 2013 Effective
Washington State 2009
http://www.phillybuildingbenchmarking.com/index.php/benchmarking/
The ordinance states that buildings over 50,000 square feet will be required to receive an EPA Energy Star Score, track and verify their energy consumption. The proposed compliance dates are:
Commercial and Municipal Buildings:6/2014 for those larger than 250,000 square feet6/2015 for those between 50,000 and 250,000 square feet
Residential Buildings:6/2015 for those larger than 250,000 square feet6/2016 for those between 50,000 and 250,000 square feet
After one year of compliance, the city would be able to publish individual building performance data, adding a public incentive for owners to improve efficiency. Exempt from the law are industrial facilities, storage units, hazardous use units, as well as certain newly constructed units and those that are facing financial distress.
Chicago Proposes Energy Benchmarking Law for BuildingsJuly 2013
http://www.cityofchicago.org/content/dam/city/progs/env/SustainableChicago2015.pdf
http://apps1.eere.energy.gov/buildings/tools_directory/doe_sponsored.cfm
http://www.gbig.org/collections/4022/activities?view=map
Green Building Information Gateway -GBIG
http://www.usgbc.org/DisplayPage.aspx?CMSPageID=2201
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Energy Asset Score
• Energy asset score reflects the as-built physical characteristics of a building and its overall energy efficiency, independent of occupancy and operational choices.
• The physical characteristics include
– Building envelope (window, wall, roof)
– HVAC system (heating, cooling, air distribution)
– Lighting system (luminaire and lighting control systems)
– Service hot water system
– Other major energy-using equipment (e.g. commercial refrigerator, commercial kitchen appliances, etc.)
Energy Asset Score
Building energy use is affected by many factors.
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Relevance of Asset Score
• Buildings #1 and #2 have similar ENERGY STAR scores, but widely divergent asset scores.• Used together, an energy asset score and an energy benchmark can inform the decisions of a
building owner, operator, buyer, or lessee. Asset Score links to PMS.
• Good energy assets• Poor operation• May be a candidate for low-cost
operational improvements.
• Poor energy assets• Good operation• Low asset score may highlight need to replace
outdated equipment or prepare for replacement costs in the near future.
Equivalent ENERGY STAR
Portfolio Manager
Score
O&M/ Occupant Behavior
Energy Assets
Building #1: High Asset Score Building #2: Low Asset Score
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Energy Asset Scoring Tool
User clicks “Score Building” and receives Energy Asset Score Report• EnergyPlus engine used to estimated energy use
intensity (EUI) and generate an asset score based on the building envelope, mechanical and electrical systems, and other major energy-using equipment. – similar to Home Energy Score for Res.
• Provides building system evaluations for building envelope, service hot water, HVAC, and lighting systems.
• Identifies cost-effective improvements.
• Provides an additional "after upgrades” score that demonstrates the potential energy impact of the recommendations.
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• Required to generate score and report
• Inference engine generates default values for a few fields
• Users provide data for as many of the additional fields as they choose
Data Requirements
• Users can enter different amounts of data to receive results of varying degrees of specificity for their building.
Verified
Advanced
Simple
• Will likely require a qualified professional to verify and submit the data
• Intended to support public statements about building asset
• Not available during pilot
• Requirements still TBD
49 I Energy Asset Score eere.energy.gov
Levels of Use
Prel
imin
ary
Simple or Advanced Level Verified Level (still under development)
Step 1 Collect & input data using energy asset scoring tool
Will require greater amount of data as well as verification by a qualified professional
Step 2 Submit data online Submit for rating online
Step 3 System infers values that user leaves blank
Limited inferences allowed.
Step 4 Receive preliminary energy asset score report – new or existing bldg
Receive verified energy asset score report
For building owner or
operator’s information
For building owner or
operator’s information
For appraisal, real estate
transaction, or public display
For appraisal, real estate
transaction, or public display Ve
rifie
d
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Recent Program & Scoring Tool Improvements
• Refined data requirements based on sensitivity analysis • Redesigned user interface based on 2012 Pilot feedback and user-centered
research– Added detailed on-screen user help throughout tool-– Live demo on line
• Created multi-block function for mixed-use buildings and buildings with complex geometries, envelope properties, and HVAC systems
• Added greater variety of use types – Refrigeration areas not handled yet– 2012 Pilot: office, school, retail, warehouse only– 2013 Pilot: 2012 Pilot use types + lodging, multifamily, library, courthouse, mixed use
(can also include senior center, city hall, post office, medical office) Expanded HVAC options-provides more accurate score of mixed use
• Developed application programming interface (API) for third-party tools• Added a link to Energy Star Portfolio Manager (ESPM)
– Allows user to download building info directly from ESPM
• Improved weather adjustment methodology– Separately adjust for heating and cooling
51 I Energy Asset Score eere.energy.gov
2013 Pilot
Objectives• Test new user interface including multi-block feature• Collect data on wide range of buildings to assess 100-point scale and its application to
different building types and climates• Gather feedback on the data collection process and Asset Score Report • Follow up with 2012 Pilot Participants on impressions of new Asset Score Report– All 2012 Pilot Participants will receive updated Asset Score reports for their buildings– 2012 Pilot Participants are welcome to add data and/or buildings as part of the 2013 Pilot
• Test API codes with third-party software developers
Timeline• Jul 1 – Sep 30: Pilot Participants collect data & score buildings using Scoring Tool– Throughout process, Pilot Participants are strongly encouraged to provide feedback to DOE via informal
discussions, webinars, and on-line questionnaire
• Oct 1 – Dec 31: DOE analyzes data • January 2014: DOE presents Pilot findings • TBD 2014: DOE releases new version of Scoring Tool
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Anticipated Program & Tool Updates (post 2013 Pilot)
High Priority• Improve user interface, scoring methodology, Asset Score Report, etc. based on 2013 Pilot feedback • Allow users to pick energy efficiency measures and test how different scenarios affect “score with
improvements” – Link to NREL Building Component Library
• Add Phase III use types– Focus on parking garage, food service; potentially include food sale and data center
• Customize user interface based on climate and use type• Continue expanding list of HVAC systems and controls • Add renewable energy data fields and calculations• Continue to refine recommendations– Incorporate findings from Spring 2013 evaluation which compared the Scoring Tool’s recommendations with those of 2 professional
auditors following onsite audits of 4 different buildings
Secondary Improvements• Allow users to enter their utility rates to evaluate efficiency upgrade options• Add advanced lighting controls • Develop user interface for utility program administrators• Develop user interface for qualified assessors who provided “verified” score• Link to other tools/database (DSIRE, OpenEI, Google Geocode, Google Map, Portfolio Manager)
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Useful Links• Energy Asset Score website
http://www1.eere.energy.gov/buildings/commercial/assetscore.html
• Energy Asset Scoring Toolbuildingenergyscore.energy.gov/
• Asset Score Email [email protected]
Consequences of high and low performing buildings
• High utility costs / Lower net income
• Longer marketing periods
• Lower rents
• Could penalties assessed through
additional taxes be next for inefficient
buildings?
www.dsireusa.org
AI Green Resourceshttp://www.appraisalinstitute.org/education/
green/default.aspx
Appraiser’s Guide to Identifying Green Building Features in a Home By Kathy Price-Robinson
http://www.appraiserresearch.org/research-results/green-guide.html
Advanced Energy – Knowledge Libraryhttp://www.advancedenergy.org/buildings/programs/energy_star/
http://www.appraisalinstitute.org/education/green/default.aspx
Sandra K. Adomatis, SRA, LEED [email protected]