EE Reports Submetering 102 Guide

Metering 102: Primer for successful submetering

installation and integration

Steps towards improving building value

(Please review Metering 101 before continuing)

http://www.eereports.com/metering-submetering-101-guide/

2Proprietary & Confidential

Why get involved with submetering?

Picture Source: Shutterstock

Submeters can be installed on any utility-connected system allowing for better building management

Submetering results in a smarter, more efficient building:

Maximize Building Value– Precise tenant billing– Multiple budgeting options

Minimize Utility Usage– Enhanced equipment performance– Reduced operating expense (OPEX)

Optimize Building Intelligence– Analyze usage trends– Institute fault detection and predictive

maintenance plans


Submetering to become mandatory in NYC by 2025 (Local Law 88)

Many other cities will soon adopt similar rules (see Energy Star Leveraging Policies)

The submetering market is rapidly expanding: – Industry will be worth over $1 Billion by 2020, compounded annual growth rate (CAGR) of > 10%*– New technologies have more detailed and accurate readouts, are dropping in price

Opportunities for savings exist based on government mandates, incentives, and rebates– Rebates and incentives may not be around for much longer -- take advantage while they last!

New York City is leading the way

(*) Average based off of Pike Research, TechNavio

http://www.nyc.gov/html/planyc2030/downloads/pdf/lighting_upgrades_and_sub-metering_summary_for_website.pdf

https://www.energystar.gov/ia/business/government/State_Local_Govts_Leveraging_ES.pdf

http://www.dsireusa.org/


Step One: Site Survey

Basic questions and considerations to help determine

what and how to submeter

Step Two: Installation

Executing a plan for installation based on selected vendor

technology

Step Three: Commissioning & Action

Validating the submeters are providing good data to create

opportunities to save money and energy

Steps to procuring submetering energy management

Note: this guide is primarily focused on electrical systems, but the same basic model can be applied to other utilities


Picture source: http://solarfolduk.com/wp-content/uploads/2012/04/tradesmaen.jpg

Site Survey Installation Commissioning & Action

Step One: Site SurveyDetermine what and how to submeter


What are you submetering for?– Measurement and verification (M&V) for new system installations– Demand response– Energy procurement and tenant billing / cost allocation– Base-lining and optimizing building performance– Utility bill verification

Which utilities will you be submetering? – Gas– Water / Steam– Electric

Which loads on the utilities are going to be measured?– Larger, more controllable assets should be monitored first

• Typically HVACR units use the most energy, will most likely be first to be metered

– Remote Terminal Units (RTU), plug-loads, renewables, lighting, etc. will be monitored thereafter

Comprehending the building owners needs

Picture source: EEReports

Electric

Water

Gas

Renewable Energy

Environmental Sustainability



What type of submeter are you installing?– Revenue or Non-Revenue grade

What information do you want to measure and portray, and to whom?– kWh, kW, V, A, BTU, gallons, therms, temperature, etc.– Necessary time intervals between readings– Building manager, contractor, or submetering company to obtain information

Can building allow for utilities and / or systems to be shutdown, i.e., during off-hours?– If not, non-invasive technologies can be used (split-core Current Transformers (CT’s),

rope coil CT’s, etc.)

Obtain details of building and equipment for better portrayal of building loads• CAD and contract drawing may not be up do date or reflect actual building• Determine how to gain access to panels, physical locations for new submeters• Determine appropriate distances to run conduit and cabling, external fusing, etc.

– Wires may need to be insulated according to state/city building codes• Water & Gas submeters need certain amount of straight pipe to measure flow rate

Options and nuances of installations

Picture source: Panoramic Power



How will submeters connect to your Energy Management Software (EMS) and / or Building Management System (BMS), if applicable?

• Ethernet, wireless (Wi-Fi, ZigBee, Mesh)– Where is the nearest Ethernet access?

• Pulse, Modbus, BACnet • What is the distance from the meter to

BMS / EMS?

Other technical considerations

Picture source: http://www.kmccontrols.com/


Questions or comments? Please go to our Metering Forum for answers and an ever growing list of more questions / discussion

How many submeters are needed? (Example of electrical loads)– Requirements of Local Law 88 or similar applicable rule– Number of subdivisions or tenants– Generally one submeter can accommodate one single phase

or three phase load, up to 7 connecting wires– Hardwired, auxiliary, or self powered

http://www.zigbee.org/

http://www.meshnetworks.com/

http://www.modbus.org/faq.php

http://www.bacnet.org/FAQ/HPAC-3-97.html

http://www.bacnet.org/FAQ/HPAC-3-97.html

http://www.nyc.gov/html/planyc2030/downloads/pdf/lighting_upgrades_and_sub-metering_summary_for_website.pdf


Picture source: http://www.emon.com/images/sensorinstall.gif


Step Two: InstallationHow to physically install submeters

Submeters and CT’s are easy to get installed and up and running. You can

set up an entire building in one day, even if it’s your

first time installing!


Become familiar with how systems are installed before physical installation– Consult site survey and re-familiarize with building layout

Consult your submeter & current transformer (CT) manufacturers installation guide for specific instructions on installation

CT’s and submeters are installed in electrical equipment in high voltage levels, and other utilities under high pressures– Consult the installation safety manuals– Label all wires, CT’s, etc.– Use insulated tools, gloves– Confirm need to de-energize live circuits before installing CT’s

Have a plan set

Image source: http://www.safetysign.com/



Primarily used in residential buildings

Primarily used in commercial buildings– Can be seen as 277/480 V in

larger buildings

Primarily used in industrial buildings– Typically used for motors and

power distribution

(Re)familiarize yourself with common electric phases

Image source: http://www.ccontrolsys.com/w/Electrical_Service_Types_and_Voltages



Typical CT / submeter hookups for single phase loads

Image source: http://www.ndmeter.co.uk/downloads/cube-350-manual



Typical CT / submeter hookups for three phase loads

Image source: http://www.ndmeter.co.uk/downloads/cube-350-manual



Typical hookups for water / steam & gas

Image source: Onicon Central Energy Plants Brochure



Picture source: http://rd3inc.com/wp-content/uploads/2011/12/Aleks-Cx-12.jpg


Step Three: Commissioning & Action

Submeters have been installed… Now what?


Commissioning & action processes


Part One Confirm accurate

data is being obtained from

submetersPart Two

Correct any submetering

variances

Part ThreeConstruct

optimization plan for building using

submeter data

Part FourPut building

optimization plan into effect

Part FiveScheduled reviews to maintain peak

efficiencies No longer a ‘set it and forget it’ model -- submeters provide multiple savings and

commissioning opportunities Reoccurring revenue opportunities for

owners / contractors


Ensure submeters are operating properly and providing good data

Compare value on front screen of meter with that of the measured software data (BMS, EMS, submeter manufacturer software, etc.) – Take two readings within a desired timeframe (e.g., 1 hour apart) to determine usage

If software data is significantly too high / low compared to front screen value, submeters need troubleshooting– ± 1x submeter’s manufacturer-given multiplier is acceptable (multiplier found in

installation manual)

Compare pulse outputs with BMS / EMS as a secondary measure if possible

Part One Confirm accurate

data is being obtained from the

submeters



Problems, though not too frequent, can cause an output discrepancy.

Possible reasons for problems are:

CT’s have been installed backwardsWires are crossed or connected to the wrong loads

– A clamp meter can be used to compare readouts to the meter display – will help determine if loads and phases are in sync

Equipment (submeter or building assets) is failing or in need of replacementSubmeter cannot handle entirety of load put on it; if so, need to install additional

submetersValue of pulses are different from multiplier value of front of meter (multiplier value not

entered correctly)

Part Two Correct any

submetering variances



After some time you will begin to find trends in data, irregularities of usage over time– Examples: systems running when not needed, certain tenants using more energy than

others, unnecessary usage during peak energy demand hours, etc.

Pinpoint upgrade opportunities based off baseline period usages

Obtain precise quotes for savings potential through updated energy usage plans and new system installations (M&V)

Begin working towards tenant-specific billing, opt-in to demand response programs, etc.

Picture Source: http://c3resources.co/uk


Part ThreeConstruct

optimization plan for building using

submeter data


Install economizers on systems, change operational hours, etc.

Begin to see utility usage reductions through software’s data & cheaper bills

Compare actual data with pre-install predicted savings for M&V

Can receive payback if not performing as expected (varies depending on contract type)

Picture Source: Panoramic Power


Part FourPut building

optimization plan into effect 1. Initial Usage Rate 2. System Performance

Upgrade3. System Optimized


Continuously monitor and maintain new systems & submeters

Ensure building manager / contractor / submetering software company analyzes submeter data in scheduled timeframes, constantly looking for new ways of improving operations

Watch as the building become a smarter, more integrated space

Save on utility bills, keep tenants comfortable, happy, and productive

Part FiveScheduled reviews to maintain peak

efficiencies


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Technology

EE Reports Submetering 102 Guide