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Optimize mechanical equipment to meet each building’s true needs rather than assumptive needs or trends
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Engage an energy expert who can identify deficiencies that are affecting performance and wasting energy, and provide “quick wins” and solutions based on unique conditions
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Back up measurements with real-world financial performance data; request a performance guarantee to hold your energy partner accountable for results
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Prioritize projects with the quickest payback to unlock energy savings that can be re-invested into the building
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Consider the trends in regulations, including likely future regulations to require reduced carbon emissions
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Ensure that there is a detailed roadmap in place for upgrades and replacements over the next 10-15 years
Optimize your buildings’ energy efficiency Traditionally, when rental property owners wanted to reduce their energy costs, they would replace mechanical equipment when it reached its endof-life, installing new equipment that is of similar design, function, and capacity. That approach is quickly falling out of favour. More rental property owners are realizing that the existing equipment is oversized, not optimized, and may not be in the right configuration or be the best type of technology to carry the building into the future. Optimizing HVAC equipment (e.g., boilers, chillers, make-up air units, fan coils, heat pumps) is one of the better ways to reduce monthly utility costs, defer unnecessary repairs/maintenance, and extend the lifecycle of their mechanical equipment. Most buildings have oversized mechanical systems that have unnecessary redundancies, or that have not been optimized for maximum efficiency. These factors lead to unnecessary energy costs, increased maintenance fees, and premature replacement of expensive equipment. From a timeline perspective, optimization is usually quicker to implement than whole-scale replacements. “The best way to manage costs and timelines for CAPEX projects is by means of a needs analysis,” said Sarvinis. “The property should be reviewed in detailed to determine the condition of each of the elements, what work needs to be done, and then to prioritize the needed works based on safety issues, aesthetics, energy and
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environmental impact, and end of life. This will help to address deferred maintenance issues, reposition the building for sale, support refinancing, and attract new clientele.” Before rental property owners decide to invest in energy efficiency, they must understand the specific needs of their different properties. All rental property owners should get intimately familiar with the operation and energy efficiency of their rental portfolio. Each building is unique and will require a different combination of measures to drive maximum efficiency. “It seems that more and more multifamily rental property owners are getting a better understanding of what tenants like and dislike, what they want and what they need, and treating them as part of the team to get early buy-in for CAPEX projects,” said Sarvinis. “To get the project implemented, they also seem to be getting consultants involved earlier and more often, and not just going to the contractor for prices and to do the work.”
Control utility costs Rental property owners have a number of options to proactively control their utility costs and carbon emissions. First, they can optimize the performance of the mechanical plant with real-time data to drive maximum efficiency. It is important to understand the size of the energy load required by the building at all times, rather than relying on outdoor temperature metrics. The mechanical plant will often produce excess heating or cooling, which forces the equipment to work harder and longer than it should, creating unnecessary energy waste. A proper building optimization program can provide multiple energy demand data points to ensure the plant knows exactly what the building is calling for to deliver optimal efficiency. Second, rental property owners should examine tenant behaviour to identify and minimize energy abusers. A significant percentage of heating and cooling loads are due to tenant abuse. There are several strategies to minimize these losses. Typical suites have standard thermostats that allow tenants to set low temperatures in the summer and high temperatures in the winter. Limiting the available temperature setpoint range can reduce tenant abuse and lower energy usage without affecting comfort or satisfaction. “Also, a building’s stack effect can cause occupants, especially on upper floors in the winter, to self-regulate their suites by opening windows and balcony doors,” said Lewis. continued on page 28