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Optimizing The BMS to Aid in Commissioning
and Sustain Energy Efficiency
John F. Penney, PE, CEM, CBCP, EBCP – JFPCS, pc
Saverio Grosso, CEM, CBCP, CEA, EBCP - ENERActive Solutions
AIA Quality Assurance
The Building Commissioning Association is a Registered Provider with The American Institute of Architects Continuing Education Systems (AIA/CES). Credit(s) earned on completion of this program will be reported to AIA/CES for AIA members. Certificates of the Completion for both AIA members and non-AIA members are available upon request.
This program is registered with AIA/CES for continuing professional education. As such, it does not include content that may be deemed or construed to be an approval or endorsement by the AIA of any material of construction or any method or manner of handling, using, distributing, or dealing in any material or product.
Questions related to specific materials, methods, and services will be addressed at the conclusion of this presentation.
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Optimizing the BMS to Aid in Cx and Sustain Energy Efficiency
At the end of this session participants will be able to:
1. Recommend development of additional BMS functions
during the construction process
2. Include implementation of BMS control methods in
ongoing Cx
3. Use the BMS to assess energy savings on a daily basis
4. Enhance the operator’s body of knowledge through the
use of BMS tools
Session Learning Objectives
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At the end of this presentation participants will be able to:
• Plan enhancements to the BMS for commissioning and
energy monitoring.
• Develop training techniques for Owners and facilities
personnel to improve the use of the BMS as a tool for
saving energy.
• Utilizing and Optimizing the BMS to aid in commissioning
and maintain energy efficiency.
Presentation Learning Objectives
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Building Management System (BMS)
Energy Management System (EMS)
Digital Control System (DCS)
Direct Digital Controls (DDC)
Building Automation System (BAS)
Distributed Control System (DCS)
Industrial Control System (ICS)
A computer-based control system that is installed in
buildings and is used to control and monitor the mechanical
and electrical systems. The systems may include HVAC,
plumbing, lighting, security and fire systems.
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Utility Cost
• Electricity
• Fuel (Gas, Oil, Bio-fuels, Biomass)
• Water/sewer
• Alternative energy systems (Wind, solar, hydro, ground source)
Maintenance
• Equipment operation
• Lubrication
• Filter changes
• Replace worn parts (belts, bushings…)
• Calibration of components (sensors, linkage…)
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Managing the Building
Utility Cost and Maintenance
How do the utilities breakdown?
Electricity
• Lighting system
• Mechanical Systems (Fans, pumps, compressors, heating/cooling generation)
• Miscellaneous power (Computers, office equipment, controls)
• Alternate energy systems (Solar, wind, hydro)
Fuels
• Mechanical equipment (Boilers, Rooftop AHU’s, Makeup Air Units, humidifiers)
• Standby power generation
• Fire pump
• Cooking equipment
• Domestic water heating
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Managing the Building
Maintaining systems and equipment
• Operational efficiency goes down
• Equipment life may be reduced
• Repair frequency increases
• Increase in man-hours
• Production may be affected
Operational costs increase
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Managing the Building
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Lighting Systems – Monitor and control
• Organize lighting electrical panels
• Indoor and outdoor lighting systems
• Specialty lighting systems
• Install current sensors and volt meters on panels
• Record demand (KW) and use (KWH)
• Manage lighting controls
• Scheduling, occupant sensors, daylight sensors
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Monitoring Systems for Energy Consumption
Mechanical equipment – Monitor and control
• Organize panels to serve equipment or systems
• Meter equipment or system directly
Equipment or systems to monitor
• Chillers or chiller plants (chiller, cooling towers, pumps…)
• Pumping systems (process systems, secondary pumping…)
• Mechanical equipment rooms
• Large air handling equipment
• Refrigeration equipment
• Cooking equipment
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Monitoring Systems for Energy Consumption
Mechanical systems – Monitoring and Control
• Meters or delivery records
• Local metering can give real time information where waiting for utility bills can be harder to interpret.
• Utility bills may not break down systems. Such as heating, domestic hot water and cooking.
How will the information be used?
• Compare work in to work out.
• BTU meter
• Electrical consumption
• Fuel meter
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Monitoring Systems for Energy Consumption
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Monitoring Systems for Energy Consumption
Chiller schematic
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Monitoring Systems for Energy Consumption
Example
Gas-fired hydronic heating system
Monitor fuel consumption and system BTU consumption
• #2 Fuel Oil at 138,200 btu/gal is consumed at a rate of 4 gal/hr
• Thermal meter monitoring btuh at the main pumps
In 24 hours…
20 gallons of fuel was consumed or 2,764 kbtu.
(20 gal * 138,200 btu/gal)
At the btu meter 2,200 kbtu
2,200 kbtu / 2,764 kbtu = 80% efficiency
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Monitoring Systems for Energy Consumption
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Monitoring Systems for Energy Consumption
What do we do with the data to influence the system?
• Adjust reset curve
• Occupant sensor setback control
• Reduce boiler temperature
• Tune boiler
• Schedule a reduced reset curve
• Program a system pressure reset sequence
• Provide variable speed control of pumps
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Monitoring Systems for Energy Consumption
Lighting Systems
• Schedules
• Occupant Sensors
• Daylight sensing
If we have an outdoor lighting system that is made up of…
20 - 400w metal halide fixtures
Schedule - 8pm to 6am 365 days/yr.
Annual consumption 29,200kwh
Add photo cell that would save 1 hour/day of operation
Savings would be roughly 2920 kwh/yr or $400 at $0.14/kwh.21
Monitoring Systems for Energy Consumption
Owner Project Requirements (OPR)
Building Management System
• Systems
• Electrical
• HVAC
What do we need to monitor to manage?
Electrical systems
• Indoor & Outdoor lighting
• Miscellaneous power
• Specialty systems
Mechanical equipment
• Chillers
• AHU’s
• Boiler plant
• Domestic hot water
• Cooking equipment
• Process systems
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Developing a Plan
The OPR should consist of the following…
1. Owner and User Requirements
* Primary Purpose, Program and Use
* Project History
* Broad Goals
2. Environmental and Sustainability Goals
* Energy Efficiency Goals
* Building Fenestration
* Building Envelope * Roof
3. Indoor Environmental Quality Requirements
* Intended Use
* Occupancy Schedule
* Accommodations for After-Hours Use
* Lighting, Temperature, Humidity, Air Quality, Ventilation, Filtration
* Acoustics
* Occupant Ability to Adjust System Controls
* Types of Lighting
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Developing a Plan
4. Equipment and Systems Expectations
* HVAC
* Refrigeration
* Building Automation System
* Domestic Hot Water
* Lighting Controls
* Daylighting Controls
* Emergency Power
5. Building Occupant and O&M Personnel Requirements
* Facility Operation
* Occupant Training and Orientation
* O&M Staff Training and Orientation
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Developing a Plan
The OPR should have the following…
1. A narrative of the general goals and
requirements for the electrical systems.
2. A narrative of the general goals and
requirements of the HVAC systems.
3. Describe the requirements for monitoring
and recording data to manage energy.
4. Describe how the BMS may integrate with
a maintenance management software.
5. Describe how the data will be reported.
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Developing a Plan
Electrical Systems –Goals and Requirements
• Organize electrical systems according to
the way you would like to manage the
energy.
• Lighting – Indoor, outdoor or special
systems.
• Emergency power systems
• Overall building power
• Mechanical systems or equipment
• Alternative energy systems
• Process systems
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Developing a Plan
Mechanical systems – Goals and requirements
• Determine systems where input energy will
be recorded and systems where work output
will be measured.
• Boiler Plant fuel use and system load.
• Chiller Plant energy consumption and
system load.
• Process systems input energy and work
output
• Air handling – Ventilation, exhaust, heat
recovery, makeup air control, fan energy,
heating/cooling energy.
• Makeup water systems
• Services water systems
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Developing a Plan
Basis of Design (BOD)
The following should be included in the BOD.
• Specific codes, standards and guidelines.
• Information regarding climate, structural, and existing conditions.
• Assumptions regarding use of the facility.
• Expectations regarding building operation and maintenance.
• Performance requirements as defined in the OPR.
• A narrative statement of the design that is consistent with OPR.
• A narrative statement of how the building will operate under various conditions.
• A list of specific manufactures equipment with make and model used as a basis of design.
• Operational sequences that describe how the systems shall work, report information and assemble reports.
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Developing a Plan
The Commissioning should cover the following…
• Review the OPR
• Review the BOD
• Review the design documents
• Develop Cx specification and include the following…
• Responsibilities of the construction team including the CxA
• List the deliverable to the CxA
• Describe the checking procedures
• Describe the testing and verification procedures
• Observe verification and testing
• Oversee training
• Review O&M Documentation
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Commissioning
Specifications – The BMS specifications should answer the following questions.
• What must the system accomplish?
• What is the desired communication method?
• What features should be included to ensure energy efficiency?
• Which facilities building systems will be incorporated?
• How will alarms be reported?
• How will energy be recorded?
• How will the system be tested?
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Contract Documents
The Commissioning Authority should provide the following…
• A kick-off meeting to orient the construction team with the
commissioning process. Emphasis on deliverables.
• Review of the shop drawings with specific attention given to the
controls, the sequence of operation and any interfacing with
manufactures’ equipment controllers.
• Review the systems and equipment installation.
• Verify systems installation checking procedures.
• Review and verify testing, adjusting and balancing procedures.
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Construction Phase
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Part 2 – Utilizing and Optimizing the BMS
It’s a fact, buildings systems will continue to deteriorate
Controls Systems
• Unauthorized changes to algorithms and set points to “fix problems”
• Improperly maintained schedules
Sensors drift out of calibration
Equipment performance degrades
• Economizers
• Dampers
• Valves
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Post Construction & Existing Buildings
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Building performance degrades over time,
causing energy inefficiency
BUILDING SYSTEM DETERIORATION
Building performance
with only periodic
re-commissioning
Building
Energy
Performance
Baseline
EBCx EBCx
Time
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Optimizing the BMS…
BUILDING SYSTEM DETERIORATION
Building performance
with some form of
ongoing commissioning
Building
Energy
Performance
Baseline
Time
Identify issues early; Resolve them before they become significant
Increase Productivity
• Analyze & service more buildings/equipment in less time
• Decrease time/expertise needed to analyze data
• Utilize staff to correct issues, not find & diagnose them
Conditioned-based maintenance instead of schedule-based
• Manage staff by issue/cost priority instead of nuisance alarms
or routine schedules
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On-Going Cx & BMS Optimization Program Goals
The “Do it Yourself”
• Vendor sets up software and allows owner to use / manage it
The “Black Box”
• Interface panel installed on site retrieves data and sends to vendor for analysis
• Vendor provides summary reports
• May or may not have user interface
The “Data Center”
• Owners data is sent to the vendors data center where it is evaluated in real time by a person
• Vendor then calls / e-mails the owner with corrective actions
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Common Methods of On-Going Cx
Building & Owners Specific
• Data is evaluated by program
• Vendor provides services to review the buildings performance on a routine basis and provide recommendations for corrective action and improvement
• Program is accessible to owner and staff for review and use• Segregate reports by energy stream, building, cost, etc
• Owner can create custom diagnostic algorithms
• REAL TIME Tracking
Successful Projects
• Leverage Technology and Energy Professional Management to Optimize Facility Performance
• Ensure Long Term Cost Control and Performance Enhancement
INTEGRATED PART OF ENERGY MANAGEMENT PROCESS
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Best Approach?
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Traditional Energy Management
Facility Management
O&M
Capital Planning
Asset Optimization
Energy Policy Initiatives
Program Benefits
Energy Market Knowledge
Financial / Fundamentals
New Energy
Technologies
Best Practices
Equipment
Optimization
Reporting
Energy Supply
Management
Utility Energy
Metering
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BMS Based Metering & Monitoring
Facility Management
O&M
Capital Planning
Asset Optimization
Energy Supply
Management
BMS Based
Metering/Monitoring
Energy Policy Initiatives
Program Benefits
Energy Market Knowledge
Financial / Fundamentals
New Energy
Technologies
Best Practices
Equipment
Optimization
BMS
• Metering and Monitoring System is Installed
• Tailored for Each Individual Client Need
• Installed Stand Alone or In Conjunction with a EBCx
• Client has Access to Web Based Presentment of Data
• Recommendations
• Notifications
• Corrective Action
• What should I be looking for???
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Setting up BMS & Ongoing Cx Process
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Web Based Solutions
Interval meters can measure usage at 15-minute increments or less, making it possible to see patterns of energy waste that it would be impossible to see otherwise.
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Interval Meter Data
What caused this spike in energy
The school is closed during this period what caused all
this energy usage?
Is there equipment left on overnight?
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Degree Day Heating & Cooling
Baseline temperature 65°
• Energy consumption increase on 8-17-12 when compared to the baseline period
• Red or green dots represent the baseline consumption amount after factoring in normalized consumption.
• The Red dot is where you have increased consumption and the Green is where you have reduced consumption compared to the forecast.
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Weather Normalization
• Saving building owners and property managers money, time and frustration
• Updating tenant move-in and move-out information
• Assures 100% of utility expenses are captured during the move-out process.
• Provides energy usage threshold alerts for cost and consumption
• Bill tenants for their actual consumption
• Provide pre-bill status or draft bill for tenant
• Viewing of historical data
• Printing final move-out bills
• Viewing / printing management reports
• Initiating online bills
Web-enabled Billing Capabilities
• Manage, Measure, and Review your Energy
Performance On Demand / On Line
• Continuous / Real Time Status
• Puts Energy Management Concerns in the
Hands of a Trusted Confident Without the
Loss of Control
• Ongoing Cost Savings / Cost Avoidance
without Performance Drift
• Professional and Accurate Report Generation
for Upper Management
• Expandable and Interactive with Existing BMS
• Optimizes Demand Side Management
Strategies
• Smart Phone Access Through Web Interface
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Value of Optimizing the BMS
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Examples
Issues Resolution & Persistence
• If insufficiently staffed or dedicate to closing out issues, it may
provide benefits
Operator Overload
• Make sure there is an element that quantifies the magnitude
and frequency of the issues so correct actions can be
prioritized
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Last Thoughts on BMS Optimization
Company Name
Website
Email Address
John F. Penney, PresidentJohn F. Penney Consulting Services, pc
231 S. Main Street
Chester, Vermont 05145
(802) 875-2010
Saverio Grosso, Vice President ENERActive Solutions
150 Broadway, Suite 802
New York, NY 10038
(212) 269-2302
