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Chaoqin Zhai is Technical Director for Integrated Solutions at UTC BIS North Asia, responsible for the development and promotion of UTC integrated building solutions. She also serves as Director for Energy Solutions at EMSI, managing the company’s energy service business, including commissioning, system audit and energy performance contracting. Dr. Zhai has more than fifteen years of experience in building science and technologies, specializing in areas of strategic planning of energy supply systems; commissioning and retro-commissioning of energy use system in buildings; energy audit and retrofit for building efficiency improvement; energy performance contracting (EPC), building energy simulation; green building design support and consultancy. In this presentation Chaoqin talks about LEED EBOM as a framework for sustainable operation and maintenance, with an emphasis on energy management. She also includes a case study on the energy management of Shanghai IFC.
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Op#mize Opera#onal and Maintenance Prac#ces
Chaoqin Zhai Ph.D., LEED Faculty Green Drinks Shanghai
30 October 2014
Building � Accounts � For �
72% of electricity consumpIon
39% of energy use
38% of all carbon dioxide emissions
14% of potable water consumpIon
40% of raw materials use
30% of waste output
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Green � Building � Addresses �
Climate change
Resource depleIon
Water consumpIon
DegradaIon of ecosystems/habitat
Indoor environmental quality
Occupant comfort and producIvity
Costs of owning and operaIng work and living spaces
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Green � Building � Certification � System �
LEED USA Canada China India Brazil Middle East Malaysia
BREEAM UK France Germany Other European countries
Three Star China
BEAM Hong Kong
CASBEE Japan
Green Mark Singapore
Greenstar Australia New Zealand
EEWH Taiwan
Goal
Improve funcIonal performance and reduce environmental impact over funcIonal life-‐cycle
Applica#on
ExisIng buildings not undergoing major renovaIons commercial, insItuIonal, and residenIal (4 stories)
Focus
OperaIons and maintenance policies and procedures more than capital-‐intensive projects
LEED � EBOM: � Overview �
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LEED � EBOM: � Market � Trends �
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1. Comprehension 2. Commitment 3. Budget 4. Schedule 5. Technical
6. Follow-‐through
LEED � EBOM: � Key � for � Success �
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Key � #1: � Comprehension �
§ Need § Process § Goals § AcIon Plan
Education and communication is the key
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n Business Owners
n Building Owners
n Property Managers
n Facility Managers
n Building Users (Staff)
n Groundskeepers
n Building Engineers
n Food Service Managers
n MulIple Tenants
Key � #2: � Commitment �
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Key � #3: � Budget �
Set reasonable budget for internal and external resources
Source: The Economics of LEED for Existing Buildings for Individual Buildings, Leonardo Academy, 2009
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Grab � the � Low � Hanging � Fruit �
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n Must include one building in its enIrety
n No less than 50% occupancy rate (55% for hotels)
n For at least 12 months prior to the iniIal cerIficaIon:
n continuous operation
n have its own meters for all sources of energy use
n Performance period: minimum 12 months for energy prerequisite/credit, minimum 3 months for other credits
Key � #4: � Schedule �
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Performance Period
Documenta#on & Submission Planning Preliminary
Assessment
Benchmarking
& gap analysis
Develop ac#on plan to pursue cer#fica#on &
collect credit informa#on
Perform final calcula#ons and prepare final documenta#on
Collect data needed to substan#ate credit
compliance
2 months 3 months – 2 yrs 1-‐2 months 1 months
Typical � Project � Schedule �
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MeeIng the prerequisites: § Minimum Indoor Plumbing Fixture &
Fidng Efficiency § Energy Efficiency Best Management
PracIces § Minimum Energy Efficiency
Performance § Refrigerant Management § Sustainable Purchasing Policy § Solid Waste Management Policy § Outdoor Air IntroducIon & Exhaust
Systems § Environmental Tobacco Smoke Control § Green Cleaning Policy
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Key � #5: � Technical �
Minimum � Energy � Efficiency � Performance �
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Outside � Air � Introduction � and � Exhaust � Systems �
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§ Understand the requirements § Develop the acIon plans § Implement the sustainable strategies § Document the performance § Monitor progress against goals
Designate champion for each prerequisite and credit Regular project review meeIngs
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Key � #6: � Follow-through �
LEED � EBOM: � Case � Study �
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§ NaIve vegetaIon
§ Green roof
§ Outdoor integrated pest management
§ Public transportaIon
§ Underground parking
LEED � EBOM: � Sustainable � Sites �
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LEED � EBOM: � Water � Efficiency �
§ Low flow fixtures
§ Dual-‐flush water closets
§ Low flow showerheads
§ Water-‐use metering and sub-‐metering
§ High efficiency irrigaIon
§ Cooling tower water efficiency and chemical management
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n Benchmark building energy performance using Energy Star Porholio Manager program
n Conduct energy audit or retro-‐commissioning to idenIfy energy conservaIon measures and improve performance
n Develop and implement energy conservaIon measures
n Extensive submetering of the electricity and chilled/hot water use
LEED � EBOM: � Energy � and � Atmosphere �
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§ Waste stream audit
§ Occupant recycling
§ Sustainable facility alteraIons
§ Purchasing policies:
− Recycled content products
− Local/regional materials
− FSC wood furniture
− Low-‐mercury lamps
LEED � EBOM: � Materials � and � Resources �
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§ Increased venIlaIon
§ Outdoor air monitoring
§ Thermal comfort
§ ConstrucIon IAQ mgmt
§ Indoor pollutant control
§ Green cleaning
LEED � EBOM: � Indoor � Environmental � Quality �
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LEED � EBOM: � Green � Education �
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LEED � EBOM: � Benefits � to � the � Project � Team �
§ IdenIfied opportuniIes for further energy saving § Improved indoor environmental quality § Improved tenant saIsfacIon and retenIon § Standardized facility management process and pracIce § Improved the skill set of facility management team
1st Green Building ConsulIng Firm entering China
Environmental Quality & Energy Efficiency expert Over10-‐Year experiences in China market
No.1 market share in LEED consultancy >200 completed and on-‐going LEED projects……
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Thank You
