Introduction to the elements of

commercial energy auditing

• Understand the need to manage energy and how systems use and waste
energy
• Address areas of concern to the facilities
• Understand aspects of building energy use typically examined in an audit
• List the types of data required to provide an exhaustive audit
• Understand different types of energy analyses that are part of an audit
• Understand the fundamentals of utility data analysis
• List several typical energy saving strategies
• Understand the basics of an audit schedule and final report
• Research ENERGY STAR for commercial and industrial buildings and
facilities
Understand the need to manage energy and
how systems use and waste energy How much energy can the we use?
350 years of energy use: a worldwide public health issue.

Problem Statement: Buildings use 60% of all electricity in the

U.S. There are 4.5 million commercial buildings with 55 billion
square feet of space. It is estimated that non-residential buildings
convert 35 percent of all energy. Also according to the DOE & the
EPA, it is estimated that US buildings use about 25% more energy
than necessary, mostly because of outdated inefficient
infrastructures. And it is not just older buildings that are poor
performers, new buildings are among the worst.
 ASHRAE Level 1 – Walk-Through
Analysis/Preliminary Audit
The Level 1 audit alternatively is called a “simple audit”, “screening audit” or “walk-
through audit” and is the basic starting point for building energy optimization. It
involves brief interviews with site operating personnel, a review of the facility’s
utility bills and other operating data, and an abbreviated walk-through of the
building. The ASHRAE Level-1 audit is geared toward the identification of the
potential for energy improvements, understanding the general building
configuration, and defining the type and nature of energy systems. The audit
should result in a preliminary, high-level, energy-use analysis for the entire facility,
and a short report detailing the findings, which may include identifying a variety of
recognizable efficiency opportunities. Usually this report does not provide detailed
recommendations, except for very visible projects or operational faults.
• The ASHRAE Level-1 audit is intended to help the energy team understand
where the building performs relative to its peers; establish a baseline for
measuring improvements; deciding whether further evaluation is warranted;
and if so, where and how to focus that effort. The Level-1 also will outline the
range of potential financial incentives available from Federal, State, Local, and
Utility sources.
 ASHRAE Level 2 – Energy Survey and Analysis
The next step for most facilities is the ASHRAE Level-2 audit/assessment. The Level-2 project starts
with the findings of the Level-1 audit, and evaluates the building energy systems in detail to define a
variety of potential energy-efficiency improvements. This should include the Building Envelope,
Lighting, Heating, Ventilation, and Air Conditioning (HVAC), Domestic Hot Water (DHW), Plug Loads,
and Compressed Air and Process Uses (for manufacturing, service, or processing facilities). This study
starts with a detailed analysis of energy consumption to quantify base loads, seasonal variation, and
effective energy costs. From there, the study should include an evaluation of lighting, air quality,
temperature, ventilation, humidity, and other conditions that may affect energy performance and
occupant comfort. The process also includes detailed discussions with the building Ownership,
Management, and Occupants to explore potential problem areas, and clarify financial and non-
financial goals of the program.
• The Level-2 audit should result in a clear and concise report and briefing with the Owner and Management
Team describing a variety of Energy Efficiency Measures (EEMs) including no- and low-cost measures,
modifications to system controls and building automation, operational changes, and potential capital upgrades.
The findings should include general costs and performance metrics, as well as a means for the Owner to
evaluate the EEMs and decide how to proceed with implementation.
• Many of the EEMs revealed during the ASHRAE Level-2 audit can be implemented quickly with rapid or
immediate financial payback for the Owner. Other EEMs will require more detailed analysis of benefit and cost
and the other goals that are important to the Owner. The audit should define next steps to accomplish this
analysis and decision making. Sometimes it is through discussion with manufacturers or suppliers or other
relatively simple means. For other EEMs, involving complex interaction among building systems and potentially
large financial investments, it may be necessary to dig deeper into the building operation and also the human
factors influencing performance. This is where the ASHRAE Level-3 audit becomes essential.
 ASHRAE Level 3 – Detailed Analysis of Capital Intensive Modifications
• Some of the system upgrades or retrofits revealed by the Level-2 audit may require significant
investments of capital, personnel, and other limited resources. Before making this level of
investment, the Owner will want to have a much more thorough and detailed understanding
of the benefits, costs, and performance expectations. This is the purpose of the “investment-
grade” Level-3 ASHRAE audit. There may be only a few capital-intensive EEMs exposed by the
Level-2 audit, or there may be dozens for larger facilities. Investment levels can range from
tens of thousands to tens of millions of dollars. In most cases, since this cannot be clearly
determined or accurately estimated in advance, the recommendation and scope definition for
a Level-3 audit usually is an outcome of the Level-2 process.
• The ASHRAE Level-3 audit focuses on a “whole-building computer simulation”, where a
computer program is used to very accurately model the way the brick-and-mortar building
would respond to changes in the energy systems, whether those are major HVAC retrofits or
architectural modifications to walls, windows, and roof. The ASHRAE Level-3 audit involves
much more detailed data collection over the course of weeks or months. Data loggers
typically will be placed temporarily to monitor the operation of pumps and motors,
temperatures of affected spaces, lighting levels, switching behavior, and other factors. These
data are used to calibrate the computer model of the facility, so that the computer model
responds to inputs and changes the same way the building could be expected to respond.
This calibration is checked and validated by simulating a year or more of past, minute-by-
minute climate conditions to see if power and energy usage in the model mirrors actual
energy power and energy usage.
• Once the three-dimensional computer model is responding like the real building, changes to
energy systems can be simulated with very accurate results. Combining that process with
construction-grade cost estimating supports informed investment decisions.
 Addressing Facility Concerns
• Interview management
• Interview the rank and file
• Interview O&M Staff
• Share results and build consensus
 PRELIMINARY ENERGY USE
ANALYSIS -DETAILS
Potential Owner Interface and
Information
• Executive Management -
Corporate goals
• Facility Managers - Drawing,
maintenance policies, previous
energy conservation projects,
schedule of facilities.
 ENERGY AUDIT OBJECTIVES

The objectives of an energy analysis or audit are to

identify and develop modifications that will reduce the
energy use and/or cost of operating a building. The
results should be presented in a format that will provide
the information needed by an owner/operator to decide
if any or all of the recommended modifications should be
implemented.
 CURRENT DRIVERS FOR
COMMERCIAL ENERGY AUDITS
Demand for energy audit services can be attributed to
one or more of the following items:
1.Increasing impact of utility costs on overall operation
cost of buildings
2.Competitive real estate market now including energy
ranking as a factor in purchasing a building.
3.State and local energy conservation codes requiring
higher efficiency for new construction, and building
additions or retrofit projects
4.Federal, state and local governments and corporate
policies demands construction and occupancy in “LEED
Certified or Green Buildings”
BUILDING ENERGY CODES AND STANDARDS
TOP 10 COMMON PROBLEMS
IN ENERGY AUDITS
Reference ASHRAE Journal February 2011

10. Inadequate review (30% of Audits)

9. Overestimated savings (53% of Audits)
10. In adequate billing analysis (57% of Audits)
11. Poor Building description (60% of Audits)
12. Low (or missing) installed costs (60% of
Audits)
10 COMMON PROBLEMS
IN ENERGY AUDITS
Reference ASHRAE Journal February 2011
(in reference section)
5. Poor improvement selection (63% of
Audits)
4. No Life-cycle costing (73% of Audits)
3. Improvement life too long or not provided
(73% of Audits)
2. Weak improvement scope (77% of Audits)
1. Missed improvements (80% of Audits)
 10 COMMON PROBLEMS
IN ENERGY AUDITS
•High efficiency HVAC
•High efficiency Domestic Hot Water
•High efficiency Lighting
•Lighting Power Density
•Lighting Control
•Wall or Roof Insulation
•Motor Drives
•HVAC Controls
KEY ELEMENTS OF AUDIT

1. Analysis of current energy

consumption.
2. Description and analysis of
existing energy using systems.
3. Presentation of engineering and
economic analysis.
 ANALYSIS OF CURRENT
UTILITY CONSUMPTION
Obtain two or more years of utility data, review building
plans and conduct site walk-through to establish:
1. Type building, principal use, and floor area, ft2
2. Annual Energy Utilization Index, kBtu / ft2
3. Annual Energy Cost Index, $ / ft2
4. Breakdown spaces by function, use and area.
5. Determine maintenance problems or practices
affecting energy efficiency
6. Conduct Benchmarking to compare energy and cost
indices with similar facilities
DESCRIPTION AND ANALYSIS
OF EXISTING ENERGY
SYSTEMS
Description and analysis of the energy-using systems of this building,
resulting from on-site observations, measurement, and engineering
calculation, including:
1. Envelope (wall, roof, floor, slab, windows, doors skylights)
2. Lighting (interior and exterior)
3. HVAC
4. Domestic hot water
5. Equipment
6. Food preparation
7. Conveying systems
8. Other systems
 PRESENTATION OF
ENERGY AND ECONOMIC
ANALYSIS
As result of engineering analysis and economic calculations, develop:
1. Breakdown of the components of annual energy use and cost
2. Recommended energy conservation measures including
predicted savings and cost to implement
3. Description and cost estimate of necessary repairs in order for
energy conservation measures to be effective
4. A description and cost estimated of measurement and
verification methods needed to determine project effectiveness
5. Energy analysis summary
• Present and target energy use and cost
• Savings from recommended measures and comparison
to ultimate target
 PROCEDURES FOR
ENERGY AUDIT AND
ANLYSIS
Provide sufficient information for the owner/operator to
understand:
1.Breakdown of the components of annual energy use
and cost
2.Need to commit necessary resources for building
energy costs, operation and maintenance costs
including personnel, and any energy efficiency capital
improvement projects
3.Appropriateness of recommended measures, based
on institutional and organization issues (i.e. regulatory
environment, financial options, and occupant
requirements)
4.Understand different levels of energy analysis can be
performed based on specific purpose of owner from
simple ranking of building energy usage, to
 PRELIMINARY ENERGY USE
ANALYSIS -DETAILS
Review of Utility Data
• Show examples of data for various
facilities and explain what we can
determine from the data about a
facility
• Determine potential local utility
rebate programs
 PRELIMINARY ENERGY USE
ANALYSIS -DETAILS
EPA Energy Star Benchmarking
• Demonstrate Energy Star
Target Finder analysis (based on
U.S. Energy Information
Administration - Commercial
Buildings Energy Consumption
Survey)

• https://www.energystar.gov/istar/
pmpam/
 PRELIMINARY ENERGY USE
ANALYSIS -DETAILS
2. EPA Energy Star Benchmarking
• Demonstrate Energy Star Target
Finder analysis (based on U.S. Energy
Information Administration -
Commercial Buildings Energy
Consumption Survey)
•
• http://www.energystar.gov/index.cfm?
c=new_bldg_design.bus_target_finder
ENERGY STAR
TARGET FINDER
 PRELIMINARY ENERGY USE
ANALYSIS -DETAILS
EPA Energy Star Benchmarking
• U.S. Energy Information
Administration - Commercial
Buildings Energy Consumption
Survey)
http://www.eia.doe.gov/emeu/cbecs/
cbecs2003/detailed_tables_2003/
detailed_tables_2003.html#consumexp
en03
 PRELIMINARY ENERGY USE
ANALYSIS - REPORT
1. Provide description of facility, occupancy,
usage and floor area.
2. Present Summary Table / Graph of Utility
Bills
• Annual totals per fuel, average cost ($/unit)
and cost per sq. ft. floor area
3. Present results of Energy Star Target Finder
4. Present preliminary list of potential
operation, maintenance and energy
efficiency projects for further analysis.