Now that we have an understanding of what ASHRAE is, let’s discuss how their standards are applied, particularly with the retro-commissioning process.
When it comes to maintaining a building, it is important to keep up with the continuous environmental and economic factors attributed to occupancy and utilization patterns. This blog series is intended to highlight the different trends and avenues towards reducing a building’s carbon footprint for an optimized and energy efficient building system. We have identified that buildings present the best opportunity to make a large scale impact towards reducing energy usage. In my earlier posts, we have discussed energy audits and benchmarking as great starting points to access your building’s energy consumption and as a pathway to understanding the functionality of a building. ASHRAE has led the way in providing standards and guidelines to conduct an energy audit, benchmarking and, commissioning and retro-commissioning.
Energy auditing is a practical tool to help determine capital improvement plans. Developing a plan to replace outdated equipment with energy efficient measures is a great way to reduce energy costs. However, this method’s initial costs tend to be higher and return on investments (ROIs) take longer than those of retro-commissioning.
Retro-commissioning enables you to improve the performance of your existing systems by helping you to return your building to optimum performance. It is the number one process that can provide energy efficiency, improved tenant comfort, training for operations staff and improved documentation. Retro-commissioning is a systematic process for optimizing the energy efficiency and operations of existing base building systems. Adjustments that occur throughout this process include, but are not limited to: repairs of defects, cleaning, adjustments of valves, sensors, controls or programmed settings, and/or changes in operational practices. These items are typically low cost to no cost measures that yield high ROIs. Median commissioning costs: $0.30 and $1.16 per square foot for existing buildings and return on investments are typically 13%-15% with payback times of anywhere between 1.0 and 4.2 years. In some cases you are seeing cash on cash returns of 91%.
Good candidates for retro-commissioning include underperforming buildings, older buildings and facilities with large loads. Do you manage and/or own any of these types of buildings? What are common problems you are experiencing? Share your thoughts in the comments section.
In my next blog, I will be walking you through the retro-commissioning process and going into details about each of the four phases.