Continuous Commissioning InsightsPresented by

Lance JimmiesonThursday 30 May 2019 13:20 – 13:50 Built Environment

on behalf of

Energy Management Association of NZ

Global energy use

Commercial buildings use 18% of all energy producedUS DoE (www.highperformancebuildings.gov)

Buildings Total 40%

Transport 28%

General Industry 32%

Auckland CBD energy profile

Heating&

Cooling52%

Electronics & other Electrical uses

32%

Lighting5%Motive Power

7%Water Heating

4%

Space Heating18%

Space Cooling34%

Electronics & other Electrical uses

Lighting

Motive Power

Water Heating

Space Heating

Space Cooling

• Hotels / Restaurants 41%

• Retail 49%

• Commercial office 52%

Potential energy savings

20 to 40%is very achievable

We are leaving money on the table

Candidates for CCx - Reading the signs• Complaints of discomfort

• Increased call outs – often for repeat complaints

• Plant breakdowns & outages

• Excessive energy consumption

• Increases in opex

• Unbudgeted capital expenditure

• Unhappy tenants

• Unhappy facility managers & building owners

Typical FM…

Look for clues…

Covered diffusers Heater under desk

Look for clues…Temperature sensor locations

In the sun

Above the copier

In supply air draft

Look for clues…Zones fighting

Start with the BMS

BMS – Initial checks• Is the software up to date?

• Memory can be limited – especially in zone / terminal controllers

• I/O can be added for additional sensors if required (Eg solar)

• Cannot compensate for poor mechanical design - but can disguise it!

• Garbage in = garbage out

• Calibrated sensors, appropriate locations

• Data corruption due to induction and power issues

• Fit a UPS with a good line filter for all BMS controls

The typical CCx process

Emergence of BMS data mining…

• Diagnostic & analytic packages

• Two streams of development

• Proprietary packages developed by BMS companies

• Stand-alone independent packages developed by 3rd parties

• Access real-time as well as stored data within the BMS

• Run diagnostic routines to interrogate the data

• Manage the information collected

Proprietary systems• Honeywell EBI R500 (Enterprise Building Integrator)

• Improves mobility and remote access to data and information

• Enhanced plant scheduling

• Automation engine – allowing rules based diagnostics

• Open systems - allowing communication with multiple platforms and

service provider options

• Alarm shelving – to prioritise critical alarms

• Long term data storage & trending capability

Proprietary systems• Trend (iQ Vision)

• Integrates Trend & 3rd party smart devices and internet protocols into a

centralised platform (i.e. apply over other BMS systems)

• Scalable from single buildings to enterprise level

• Highlights and investigate system performance and energy usage

• Automation engine – allowing rules based automation

• Accessible via smart phones, tablets, laptops & PC’s

• Open protocol - channel to market via 3rd party system integrators

Dash-boarding• Trend (iQ Vision) – Advanced Dashboards

DC Analytics• Locally developed by Direct Control Ltd - Auckland

• Developing a generic analytics and ticketing system

• Rules based data mining to drive:

• Wide scale system checks with exception reporting

• Targeted maintenance

• Automated web-based ticketing generation

• Allows direct contractor and FM engagement, with live updates, approvals etc

CopperTree analytics• Developer of Kaizen Software – Via Setpoint Solutions Ltd - Wellington

• Works in conjunction with most BMS systems as a monitoring and reporting tool

• Monitors building performance and energy consumption

• Can provide virtual metering

• Automated fault detection

• Automated diagnostics

• Allows measurement and verification of changes

• Automated reporting and distribution

Analytics packages - generalNew packages allow:

• Access significant amounts of data (big data) available via the BMS

• Analysis of big data against a set of rules

• Rules can be user modified to better assess data and determine outputs

• Present data in multiple ways, depending on the purpose

• Detailed information – for the technical / energy management team

• Operational data – for the facility management team

• High level summarised data – for the management team (Dashboard)

Benefits of CCx

Reduced energy costs

Improved comfort

Reduced number of complaints from staff

Reduced number of call-outs

Improved productivity

Less disruption

Deferred capex

Extended plant life

Improved tenant retention

Higher NABERSNZ rating

Increased building value

Benefits of CCx Primary Beneficiary

Reduced energy costs Tenant

Improved comfort Tenant

Reduced number of complaints from staff Tenant

Reduced number of call-outs Tenant & Landlord

Improved productivity Tenant

Less disruption Tenant

Deferred capex Landlord

Extended plant life Landlord

Improved tenant retention Tenant and Landlord

Higher NABERSNZ rating Tenant and Landlord

Increased building value Landlord

Barriers to uptake of CCx

• Lack of awareness of the process by landlords and tenants

• Lack of understanding of the benefits by landlords and tenants

• Unclear as to where additional costs are to be allocated to

• Not promoted by maintenance contractors due to perceived reduction in call-outs / service work

• Lack of formal contracts with BMS companies

• Lack of skills to undertake the work

• Lack of uptake of formal training

Cost / Benefit• Who should pay?• Landlord owns the plant and systems• Landlord benefits from extended plant life, deferred capex,

improved tenant retention & increased building value.• Tenant benefits from reduced opex via energy savings, reduced

call-outs & higher staff productivity• CCx can be viewed as an extension to the maintenance services• Additional costs should be more than offset by reduced opex

costs, so logic would suggest CCx is a recoverable tenant cost• It may be a shared landlord tenant cost, as benefits cut both

ways

Continuous Commissioning training course

available via

Energy Management Association of NZ

Thank You!