Energy Star tax creditsI am worried now. A new report just came out showing that 85% of CMMS (Computerized Management and Maintenance System) software being purchased is not being used. This is software that is supposed to be used by facilities managers to streamline their work, but apparently without much eagerness.
An excellent commentary in this months Engineered Systems magazine, entitled Tomorrow’s Environment: A Failure to Plan Is A Plan To Fail by Howard McKew, exposes the weak link in the chain between energy efficient design and the long term operation and maintenance of said design. How do we know they are getting what they paid for?
Too often, we don’t know. McKew explains that measurement and verification is often left out of the design due to budget constraints. I think operations often falls under the radar for lack of understanding the need for verifying. And CMMS software, intended to help rectify this problem by making it easier to manage and maintain the many moving parts of a building, apparently doesn’t get used!
I have mentioned ACCOUNTABILITY in previous posts, and here is another sample of what I am talking about. My worrying is well-founded. Filters need to be changed, pump bearings need lubricating, dampers need to be observed in operation, temperature sensors need to be calibrated and so on. HVAC, even when it is designed to be as simple as possible, is still complicated in practice.
Tags: Building Commissioning, HVAC Operations, LEED Certified, RE investment
Here I will get on my high horse again.
A list of words being used too often, and thereby lose their true meaning.
In my opinion, these fit the definition of CLICHE. These words are currently being used in the media and opinion places online frequently and, in my opinion, incorrectly. English language students, take note.
- Green
- Leftist
- Right wing
- progressive
- balanced (A FoxNews marketing buzzword)
- Conservative
- Christian (hope that doesn’t offend true believers)
- Terrorist
- socialism
- freedom
- Republican
- Democrat
This is an interesting web based application that analyzes text to discern political bias. I have only tested this post so far, but I will venture to guess that it is more sophisticated than most media pundits. It rates this post as neutral, by the way. I must be in the center, hmmm.
Food for thought and debate, if such a thing is still possible.
Tags: Thinking
Some people in communications, and in the real estate and investment arena, have been making assertions that green buildings have economic benefits not worth the trouble and expense. This is to imply that improving energy efficiency and measuring the results is not worth the trouble. I say B.S.
I am not interested in casting shame on anybody, but now I feel compelled to say something. We Americans have to have an opinion, even if we don’t have all the facts. We are watching too much news television and listening to too many talk radio shows: Take FoxNews and their talk shows. They work extra hard to convince us that scientific evidence is being manipulated for political reasons. They draw a specious connection between the Democratic Party, (supposedly led by Al Gore), and scientists as proof of a vast left wing conspiracy. These popular so-called news programs cast global warming warnings as a “plot”, to increase the size and power of government, raise taxes, and so on.
I am not convinced. It worries me that they are unable to present scientific evidence for what it is, EVIDENCE. They question scientific method at the same time. Why do these folks struggle with high school science concepts of data collection and drawing reasonable conclusions? (Bill O’Reilly is so dishonest on this score, it amazes me how many people watch him.)
We Americans have to have an opinion on everything and anything, whether we are knowledgable or not!
Back to reality and engineering. Here is a tidbit about engineering economics that would be construed as leftist by FoxNews. (Of course, they would attack it as propaganda because it is from the Washington Post. Not because they have the facts to contradict it).
quote from Washington Post January 1, 2010
Jack Beuttell, global sustainability manager with Hines (Partnership) , a property management firm that manages 10 buildings in the District, said that questions about a property’s energy consumption have become increasingly important to his company’s potential tenants.
Beuttell said that a building with a “95″ rating from the EPA’s “Energy Star” program, a rank that some of his company’s properties have earned, would typically save a tenant about $1.30 per square foot in annual energy bills over the national average for a similar building. That’s an “incredibly meaningful” figure to tenants, he said.
I like it. And not because I might benefit personally (Full disclosure: I helped engineer HVAC on a Hines project recently). It is just plain simple common sense to cut costs. It might even pump up your profits! Some left-wing conspiracy that is.
Tags: Finance, HVAC Operations, RE investment
BIM, IPD and “private” cloud computing at Little Diversified Architecture in Charlotte. This firm is on the top of the wave of change, being led by the author of the article, Chris France, CIO of the firm. This firm and its predecessors have always been very very good anyway.
I like Chris’ understanding of the issue. Seems that he comes from an IT background, rather than architecture, but he mapped the design process some time ago, and came to a fine grasp of the issues involved. Thank you Chris. By the way, if you need mechanical ideas, get in touch.
Tags: Software
My younger brother passed away Wednesday.
Steve, we will miss you. I know that the universal force will carry you to a place where pain and suffering don’t exist. God rest your soul. 
This Lawrence Berkeley National Laboratory report, Building Commissioning: A Golden Opportunity for Reducing Energy Costs and Greenhouse-Gas Emissions should inform the skeptics about the efficacy of this process for buildings. Regular tuneups for your car are the norm, so the same should be for your building.
I quote:
“This report responds to a widely held concern that end-users do not have confidence in the nature and level of energy savings that can be achieved through the commissioning process.”
This is what I think of when they say “sustainable”: The report states that there is a 16% median annual rate of return on investment for existing buildings and and 13% median annual return on new construction. EXCELLENT. How many other investments bring in that rate of return on a sustained basis?
The report continues:
Applying … [this] to … non-residential buildings corresponds to an annual energy-savings potential of $30 billion by the year 2030… An industry equipped to deliver these benefits would have a sales volume of $4 billion per year and support approximately 24,000 jobs.
EXCELLENT!
Tags: Energy, Finance, RE investment
Simple is as simple does. It works. Its easier to understand. Easier to fix. The real world does not reward complexity.
An important aspect of good design is simplicity. HVAC can be complicated enough, given the need to maintain various spaces at set temperatures, relative humidity and cleanliness. HVAC systems are also expected to maintain certain pressurization and [code required] outside air exchange. All while keeping to the highest possible energy efficiency. We also need and expect them to respond precisely and correctly to changing variables.
Simplicity in controls are also key to this. The simplest controls are on-off. Simplicity is not obvious everywhere. But in reality, as software development theory teaches, you can find the simple by decomposing the complicated.
Consider these concepts before the initial Basis of Design is established. Decompose the various functions needed and decide how the system will be controlled. Many designers have their personal preferences and presumptions, but these must be put aside in favor of open-mindedness in the beginning of the decision making process. Yes, energy and size calculations may be useful, but not as important as what and how to control the various environmental parameters.
Diagrams of the systems, 
Read the rest of this entry »
Let us go back to the tried and proven. The Bush sponsored tax cuts did not do what they were supposed to do. We forgot to take Teddys advice, as quoted below.
The tax cuts did not increase our national economic vitality one wit. They should be allowed to expire post-haste. Especially since we need the money to offset more energy conservation tax incentives (such encouragement creates public good). US policy should lead the world in energy conservation, not follow! 
About taxes, Teddy Roosevelt(who is among my most admired people), said:
No man should receive a dollar unless that dollar has been fairly earned. Every dollar received should represent a dollar’s worth of service rendered–not gambling in stocks, but service rendered.
The really big fortune, the swollen fortune, by the mere fact of its size, acquires qualities which differentiate it in kind as well as in degree from what is possessed by men of relatively small means.
Therefore, I believe in a graduated income tax on big fortunes, and in another tax which is far more easily collected and far more effective–a graduated inheritance tax on big fortunes, properly safeguarded against evasion, and increasing rapidly in amount with the size of the estate.
Words to remember in November.
Some of my friends want me to clarify what I mean above. If Teddy had it right 105 years ago, and we had a balanced budget in the 1990s (Republican controlled Congress/Democratic President combination), we should have stuck with it. Democracy like ours really suck when voters get confused and switch the formula, like we did in 2000. Once upon a time, I had a theory about an optimal combination, a Dem president and a Repub congress, and I will be damned if that didn’t work under President Clinton. Looks like we might even get back to that state, but it will take 6 more years of President Obama working with a Republican Congress just to get back to where we were when Bush got elected in 2000.
The latest numbers are that US buildings consume $320 billion/year in energy. 2/5 of all the energy used in the US. And about 40% of the energy (costing $120 billion/year) is used in buildings for HVAC.
Some of the 2009 stats HVAC designs that I have incorporated recently into my office building projects are expected to use 30% less than the levels allowed by the local and state building codes. (ASHRAE Energy code 90.1-2004).
Consider that more than 70 percent of existing commercial buildings in the country were constructed prior to 1980 (according to floor area, see this 2001 study) . It is very likely that most of these older buildings consume well over the present building code allowable.
There are no laws requiring them to retrofit. The financial incentive to retrofit is all that exists, and unfortunately, this is another example of out-of sight, out-of-mind ignorance. (and HVAC and building energy use in general getting no respect).
These buildings should be retrofitted to reduce energy use a minimum of 30% and more. Up to $48-60 billion per year is being simply wasted. Wow! That is $200 a year for every man woman and child in the US. Almost half as much as we throw away on the war in Iraq. ($130 billion in 2007)
Hey, what are you waiting for, lets find out where the energy is going!
Lighting… I did not mention lighting: higher efficiency lighting and optimal daylighting could save ANOTHER $20 billion /year easy.
If you still a skeptic, please read: “Working Toward the Very Low Energy Consumption Building of the Future”
Tags: Energy, Finance, HVAC, HVAC Operations, RE investment
Trends: Read the chart on your buildings energy usage. Monthly charts can usually be found on the monthly utility bills. Your utility company can provide them upon request (usually). If and when you can acquire the hourly or daily usage charts, the pattern of usage can be very revealing about whether your building is running at its best. What does a trend chart look like?
An example of a daily building trend chart
The US Department of Energy has a gather and track data process listing the following steps.
STEP 2: Assess Performance
* 2.1 Gather Data
* 2.2 Establish Baselines
* 2.3 Benchmark
* 2.4 Analyze Data
* 2.5 Technical Assessments & Audits
Here I am only discussing Step 2.1, ‘Gather data’. Read the rest of this entry »
Tags: Building Automation Systems (BAS), Energy, HVAC Operations
BetterBricks.com
Database of Energy and $ Incentives
From Horsepower to Hearpower, Part 1: The Foundations of Power and Energy
Oil Industry started (Drake's well in PA)
The Energy Collective
The Consilience Blog: A multi-discipline forum
Architecture 2030
Facilities Net
Jerry Yudelson
Bim and Integrated Design
BIMForum.org
HVAC DATA model from LBNL