Metering vs. Submetering • What is submetering? - Defined as a metering device installed after the main utility meter w Used for capturing facility energy data at a specific location, panel, circuit or user. - Delivers granularity of facility energy performance data Submeters –The critical component for accessing facility energy related data
Submetering Applications • Historical Applications - Tenant billing - Cost allocation - Energy management • Growth Applications - Measurement & Verification - Green buildings - Building automation - Carbon footprint analysis - Renewable energy - Power Quality Analysis - Predictive Maintenance
Tenant Billing & Cost Allocation • CB Richard Ellis Report – “Do Green Buildings Make Sense” November 2009 http: //catcher. sandiego. edu/items/business/Do_Green_Buildings_Make_Dollars_and_Sense_ draft_Nov_6_2009. pdf - A separately metered building, where tenants pay for what they consume, will have lower energy costs by 21% on average even if the Energy Star score is the same. That is, when you pay for what you consume, you become much more frugal. • New York State Energy Research and Development Authority Residential Electrical Submetering Manual (October 1997, revised October 2001) http: //www. submeteronline. com/pdf/subman 2001. pdf - “the change from master-metering to submetering typically reduces the consumption of electricity in apartments by 10 -26 percent. ” • U. S. Environmental Protection Agency, in a 2002 paper “Submetering Energy Use in Colleges and Universities: Incentives and Challenges, http: //www. oakland. edu/upload/docs/Energy/EPA%20 Energy. Star%20 Submeter%20 Report. pd f - reduce electric demand by 10 percent through demand aggregation. - 10 percent reduction in electricity use was realized
Key Markets • • • Retro-fit & New Construction Property Management Retail - Malls Industrials Government & Institutions MUSH Market - Municipalities - Universities - Schools - Hospitals
Top Industries For Submetering • • • Building Automation Federal Government College & Universities Owner Occupied / Commercial Facilities Health Care Facilities Data Centers Property Management / Multi-Tenant Facilities Multi-Family / Apartments Hotels, Airports & Stadiums K-12 Schools Green Buildings
Building Automation • Market Drivers - Need for more granular energy info - System Integrators seeing metering on jobs - Growing importance of Measurement & Verification w M&V for HVAC and Lighting • Applications - Metering is low-cost first in point for BMS - Interoperability of protocols w Modbus, BACnet, Lonworks - Peak demand thresholds trigger load management controls - Identify areas of waste w Optimize installation of energy conservation products
Federal Government • Market Drivers - EPACT 2005 requires all 500, 000 federal buildings be metered by 2012 - EISA 2007 requires Federal energy reduction of 30% - Military has Money - Energy independence & security - Growing concern over Carbon Footprint • Applications - Energy Management - Measurement & Verification - Validate ESCO contracts - Multi-tenant facilities - Carbon footprint analysis
College & Universities / K-12 Schools • Market Drivers - USGBC LEED Certification w K-12 – 1, 705 reg. 255 certified w Higher Ed – 3, 050 reg. 531 certified - Must be GREEN to get $ GREEN $ - Integration to BAS / EMS - Energy Conservation - Energy Education w Educate them young w Higher Ed – students demand visibility - Tenant Billing / Cost Allocation - College & Universities have dedicated financial allowances • Application - LEED Points – EA Credits - Optimize Energy Performance - Enhanced Commissioning - Measurement & Verification - Integration to BMS/EMS - Detailed energy accountability -Load shedding - Energy Conservation w Benchmarking & Energy Analysis -Education w College students want visibility to their impact on the planet -Tenant Billing / Cost Allocation
Owner Occupied Commercial Facilities • Market Drivers - USGBC LEED Certification • Applications - LEED Points – EA Credits w Public pressure to be a good w Optimize Energy Performance - Green Building Policies w Measurement & Verification corporate citizen w State and local governments - - implementing green building policies Budget Constraints w Economy straining the bottom line w Owners no longer view electric bill as necessary evil Energy Conservation w Buildings consumer 72% of the nation’s electricity and 38% of all CO 2 Cost Allocation w Allocate energy usage and cost by department, process or production line w Enhanced Commissioning - Integration to BMS/EMS w Detailed energy accountability w Load shedding - Energy Conservation w Benchmarking w Identify energy conservation opportunities w Analysis of energy initiatives - Environmental Impact w Carbon footprint w Good corporate citizen - Cost Allocation
Health Care Facilities • Market Drivers - $6. 5 Billion in energy w 2. 5 x avg. building use w 2 nd most intensive behind food - 24/7 Operation - Energy intensive equipment - Tight budgets w $1 saving is $20 in hospital revenue w $1 savings is $10 in medical office revenue • Applications - Tenant Billing w w w w Doctors offices X-ray & MRI labs Emergency rooms Various clinics Blood labs Outsourced food services Outsourced laundry - Energy Management w w w Peak Avoidance – MRI Lighting upgrades Behavioral Change VFDs HVAC/Cooling tower analysis
Data Centers • Market Drivers - 3% of USA electrical - consumption 24/7 facilities – corporate owned and tenant server farms Power quality analysis to limit downtime LEED and DOE driving standards in Data Centers PUE Standard (Power Usage Effectiveness) w Efficiency of energy usage from CPU, cooling, etc. - Sizing of HVAC equipment - Greenhouse gas reporting - Branch circuit monitoring • Application - Power quality analysis to maintain “Up-time” - Multi-tenant server farms, tenant billing - PUE calculations w Breakout HVAC, lighting, plug, racks - Branch circuit monitoring - Determine facility Carbon Footprint - Assist in calculating size of HVAC and rack power
Property Management / Multi-Tenant Facilities • Market Drivers • Applications - Equitable tenant billing - Lower overall operating - Recovery of tenant energy - - Reduce risk related to - expenses Optimize integration with building automation system Market competitiveness Utility price optimization Tenant retention Green cost, encourage energy conservation fluctuation in utility rates - Potential to lower base rent - Mitigate tenant complaints, they control their utility expense - Aggregate portfolio energy cost to negotiate with utility providers - Increase value of property based on green attributes
Hotels, Airports & Stadiums • Mixed-Use Hotels & Condo - Retail first floor, Hotel next 10 floors, Condos at top • Airports - All under construction and expansion - Multi-tenant and energy conservation - ARRA funding • Stadiums - Many new construction projects w Growing importance of Value Engineering - Most metering goes in as retro-fit
SUBMETER CASE STUDIES
LA Air Force Base Challenge • Identify energy saving opportunities • Provide verification of savings • Energy budgeting • Comply with energy reduction mandates Solution • Over 50 submeters • 21 IDR data accumulators • E-Mon Energy software • Estimated cost $50 k Result • Used to verify over $1 million in savings
Bethke Elementary School, CO • Challenge - 63, 000 sq ft facility - Gain understanding of energy cost throughout the facility - Identify low-cost opportunity for LEED points • Solution - E-Mon meters monitor lighting, mechanical rooms and kitchen electric panels Meters feed data into BAS system • Result - First LEED Gold Certified School in the US - Meter data supported 50% energy savings from the following actions • • • Indirect evaporative cooling high-efficiency boilers Operable windows 90% day lighting strategies Renewable energy Behavioral change
Comcast Center - Philadelphia • Tallest LEED Building in the US – 975 ft • • 1. 25 Million Sq. Ft. 3, 000 occupants LEED-CS Gold Rating Over 400 Meters - Electric, Gas, Water - BTU, Steam, Airflow • Meters feed data into two systems - E-Mon Energy Software
San Diego Convention Center • Seven city blocks long • 2. 6 Million Square Ft. • Recent $216 Million Expansion • Over 10 + meters and software GOAL • Document power quality events • Cost Analysis of energy consumption for events • Energy Conservation
Washington National Airport • $6. 5 Million annual electric bill • Over 1 million square feet • 35 boarding gates • 65 tenant locations • 11, 000 Employees • Over 200 points being metered • Approximately $300, 000 installed • Estimated Savings from tenant billing 10% • Estimated Savings from cost alloc. 5% • Estimated savings from conservation measures – potential of 10% • Minimize tenant/landlord disputes
Baltimore Ravens Stadium • 69, 000 Seat Stadium • Energy 20% of operating budget • 3. 6 MW Power Plant • Use of Meters: -Energy Management -Event allocation -Allocation between Ravens & Orioles • 69, Over 40 submeters • System upgraded in 2008 - Added 54 Meters • Strategically Metered - Sports Lighting & Scoreboard - Luxury Suites - Kitchen & Air Handlers - Parking lot lighting • Est. Cost - $50, 000 • Savings, 10 -15% or $750, 000
Bill Gates House & His $30, 000 Per Month Electric Bill • 7 Years to build • 45, 000 Square Ft. • EST. $53 Million • Home Theater • 18 Hole Putting Green • 100 Person Hall • Badge System • 3 – 800 Amp Panels • Electric Engineer Office • Installed MMU-12 • Software on WIN 95 • $30, 000 / Month Electric Bill • Switch from Residential to Commercial Rate
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