Is your Condo a Good Candidate for ReCx? Condominium properties exhibiting any of the following characteristics could be ideal candidates for a ReCx study: • Unjustified high utility costs or energy-use index (e.g. kWh/m2-year) • Recurring equipment failure • Persistent resident complaints • Indoor Air Quality problems Although somewhat counter-intuitive, buildings that have recently had energy efficiency upgrades such as boiler replacements or variable speed drives may also benefit from ReCx. Often new equipment is installed without considering the impacts on other systems, which can have a detrimental effect on overall performance. In addition, a lack of proper controls or staff training can also cause problems. It is not uncommon to find a variable-speed motor
which is not saving the energy intended because it has been manually programmed to run at a constant speed. There are many reasons why this might happen (ineffective controls, sensors requiring calibration, lack of confidence in the system) but the result is the same: you have spent money and are not reaping the rewards.
Throughout the process the ReCx team may use a variety of methods and tools to investigate, analyze and optimize building performance. These include: interviews with operations staff, inspection and testing of equipment, physical measurements, review of building automation system (BAS) control logic and advanced computer simulation.
Recommended Approach to ReCx:
Whatever the specific methods or tools used, ReCx has been shown to be an effective way of managing change in buildings. It creates a more efficient asset that not only costs less to operate but also serves residents better with higher levels of comfort and control.
Aspects of ReCx may be carried out by in-house staff; however, the most value is usually provided by an independent third party consultant who can review the building with a fresh set of eyes and bridge the gap between owners, property management, service providers, and contractors. A ReCx study should follow a structured process that includes clearly planning and establishing goals, investigating performance, developing and implementing change strategies and monitoring ongoing performance.
[i] “Liberals warn hydro to jump 46% in 5 years” Toronto Star, Thurs Nov 18, 2010; http://www.thestar.com/article/892879—liberals-warn-hydro-to-jump46-in-5-years [ii] “Building Commissioning: A Golden Opportunity for Reducing Energy Costs and Greenhouse Gas Emissions”; E. Mills, Ph.D., Lawrence Berkeley National Laboratory, Berkeley, CA 94720 USA , 2009. http://cx.lbl.gov/documents/2009-assessment/LBNLCx-Cost-Benefit.pdf ■
Fall 2011
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