Energy & Facility Connections Conference Leavenworth, WA Staying Smarter than your Buildings Performance Assessment: Learn what your buildings are telling You! By Doug Smith, PE, MBA, LEED AP, CSBA MENG Analysis May 6, 2015 5/18/2015 1
Staying Smarter than your Buildings It s all about that data! That s Performance Assessment!! Condition Performance Collect Data Analyze Data Use Results Fair Excellent! 5/18/2015 2
Smarter than a Brick? VS 5/18/2015 3
Brick Performance Data 5/18/2015 4
Overview Facility Condition Assessment (FCA) Traditional ASTM 2018 Rapid Visual Inspection (RVI) Asset Management (AM) Life Cycle Based ISO 55000 and PAS 55 Performance Assessment Exercise & Quiz Prep Post-occupancy evaluation (POE) Energy & Water Efficiency, O&M Cost, Occupant Comfort, Indoor Air Quality, Envelope Evaluation 5/18/2015 5
The Journey from Reactive to Proactive Enhanced Cx (E-Cx): Owner s Project Requirements (OPR) EFC 2014 The Missing Link between Expectations and Performance Enhanced FCA (E-FCA): Performance Assessment (PA) EFC 2015 The Missing Link between FCA and AM 5/18/2015 6
The Journey Reactive Fundamental Commissioning Facility Condition Assessment Scheduled Maintenance Bid Specs Penalties Treat Symptoms Respond to Complaints Proactive Enhanced Commissioning Asset Management Reliability Centered Maintenance Performance Specs Incentives Find & Address Root Cause Earn Accolades 5/18/2015 7
The Facility Cycle Driver Economy booms Economy drops Things break We need a plan! Fix the Worst Repeat Response Build new Budget cuts Costs mount FCA! Ignore the rest Repeat 5/18/2015 8
Short Term Solution - FCA Quick & easy snapshot of Condition ROM cost estimate of MM&R Qualitative (score) vs Quantitative (cost) 5/18/2015 9
Facility Condition Assessment (FCA) GASB 34 Federal Condition Assessment ASTM 2018 Property Condition Assessment Navy & NASA Parametric FCA Facility Condition Index (FCI) Deferred Maintenance (DM) Prioritization Facilities Systems Rapid Visual Inspection (RVI) 5/18/2015 10
FCA Funding vs FCI Bad! Good! Typical FCI = BMAR or DM / CRV 5/18/2015 11
FCA Process Preparation Facility List, Site & Floor Plans, Historical Data, O&M Workshop Field Survey using RVI Data Entry Analysis Reporting Use for project planning & budgeting Update every 3 to 5 years 5/18/2015 12
FCA Reports Summary Report 5/18/2015 13
FCA Report - Condition by System 5/18/2015 14
ODs & PRs Catch-up & Keep-up! Observed Deficiencies (ODs) are short term: Boots on Ground observed by RVI Over $5K to $10K Under 5 to 6 years Reactive Predicted Renewals (PRs) are long term: Major maintenance and repair (MM&R) Academic based on original date and system life AKA life cycle Proactive Catch-up Keep-up 5/18/2015 15
FCA Report Observed Deficiency (OD) 5/18/2015 16
FCA Report ODs by System 5/18/2015 17
FCA Report Predicted Renewals by Facility 5/18/2015 18
FCA Project Prioritization By Building or Use Type Public Safety Revenue Generating General Use By System Type Life/safety Productivity 5/18/2015 19
Opportunities Step-up! FCA Opportunities A chance to do better Improve facility utilization Increase safety & security Conserve energy & water Speed-up technology Improve IAQ Reduce noise More proactive Step -up! 5/18/2015 20
Enhanced FCA (E-FCA) Energy Audit Infrared Thermography Life/safety Evaluation Seismic Checklist ADA Assessment Weather Envelope E-FCA is the start of Asset Management 5/18/2015 21
Asset Management - Proactive 5/18/2015 22
Asset Management ISO 55 5/18/2015 23
Total Quality Management (TQM) Performance Assessment 5/18/2015 24
Asset Management PAS 55 Performance Assessment! 5/18/2015 25
Performance Assessment Sustainability Energy, water, solid waste, carbon Comfort Thermal comfort, indoor air quality, lighting, acoustics, technology, retention, absenteeism Cost O&M Cost, grounds and custodial, routine maintenance & operations, major maintenance & repair Utilization Occupancy Hours, Days, Seasonal 5/18/2015 26
Performance Assessment Performance Issue (Noise) Performance Metric (Acoustic Survey) 5/18/2015 27
Performance Assessment Exercise Assignment: 1. State a facility Performance Issue, for example, high energy bills. 2. List a Performance Assessment Metric, for example, conduct infrared thermography. Process: 1. Break into groups of 3 to 5. 2. Individuals write down 2 to 3 PAs on post-it notes. 3. Discuss as a group. 4. Choose top 2 or 3 in the group and report back. 5. Categorize selected post-it notes on poster. 5/18/2015 28
Quiz Time - Wake-up! 5/18/2015 29
Performance Assessment: A Detailed List Occupant thermal comfort Indoor air quality Power quality and reliability Lighting quality Water quality Acoustic performance Life/safety User friendliness Code compliance risk Regulatory compliance risk Insurance risk O&M cost Thermal envelope and air barrier performance Technology performance (speed and reliability) Program support Sustainability Energy efficiency Water efficiency Solid waste efficiency Storm water management Carbon footprint Renewable resource optimization Life cycle cost of Uniformat systems Forensic investigations 5/18/2015 30
Energy as a Bell Weather Metric Collect three (3) years of historical energy data Review before FCA field survey Apply to AM plan 5/18/2015 31
Historical EUI & ECI for FCA Recent E-FCA data from live projects. Energy Facility Date Built Date Mod Area (sf) Cost ($/yr) EUI ECI Fuel Mix (Gas%/Elec%) HVAC System Cascade View ES 1996 None 56,593 $ 65,017 $ 1.15 Gas & Electric (52/48) Boilers and Dx CU's Showalter MS 1937 1996 89,179 $ 98,420 $ 1.10 Gas & Electric (53/47) Boilers and Dx CU's Thorndyke ES 2001 None 63,806 $ 47,529 $ 0.74 Gas & Electric (22/78) Water source heat pumps Tukwila ES 2000 None 63,548 $ 76,169 $ 1.20 Gas & Electric (20/80) Water source heat pumps Foster HS 1992 None 125,403 $ 109,403 $ 0.87 Gas & Electric (45/55) Boilers, no A/C Item Maya ES Livingston ES McGee ES I. Stevens MS Ochoa MS Comments Area (sf) 59,800 45,200 44,700 91,960 115,029 Electric ($) $ 106,386 $ 41,180 $ 41,919 $ 62,028 $ 80,669 Very High cost of electric at Maya ES Gas ($) $ 10,727 $ 8,939 $ 11,686 $ 23,035 $ 15,688 Water ($) $ 16,530 $ 6,175 $ 4,884 $ 3,754 $ 10,231 Exceptionally high cost of water at Maya ES Energy ($) $ 117,113 $ 50,119 $ 53,605 $ 85,063 $ 96,357 ECI ($/sf-yr) $ 1.96 $ 1.11 $ 1.20 $ 0.93 $ 0.84 Review Maya Cost of Operations 5/18/2015 32
EUI & ECI Analysis for PA & AM 5/18/2015 33
Energy Comparison - EUI 5/18/2015 34
PA Infrared Thermography Thermal envelope Electrical equipment 5/18/2015 35
PA - Additional Metrics Sustainability approach Environmental sensitivity Economic performance Quality of life (occupants & users and neighbors) Productivity approach Occupant health & well being Absenteeism Staff retention Productivity Cost approach (such as emergent repairs) Condition approach (such as infrared) 5/18/2015 36
PA - Occupant Health & Wellbeing 5/18/2015 37
PA Indoor Air Quality Particulate CO2 VOC CO & NOx Mold & Mildew Fiberglass & Asbestos Other 5/18/2015 38
PA Thermal Comfort Operative Temperature Objective Dry bulb Humidity Movement Radiant Occupancy Survey Subjective ASHRAE 80% 5/18/2015 39
PA - Lighting Intensity Color Glare Variability Natural vs artificial User control friendliness Reliability Longevity 5/18/2015 40
PA - Acoustic Noise Frequency Intensity Vibration Interior Exterior Verbal Privacy 5/18/2015 41
Car Example Condition (FCA) Item Model T Tesla Wheels Good Excellent Frame Fair Good Body Good Good Windows Good Good Engine Fair Good Lights Good Excellent Overall Good- Good+ 5/18/2015 42
Car Example Performance (AM) Item Model T Tesla Comfort Poor Good Speed Poor Excellent Efficiency Poor Excellent Durability Good Fair Torque Fair Good Lights Poor Excellent Overall Poor+ Excellent- 5/18/2015 43
From Reactive to Proactive - Creating Facility DNA: Survival of the Fittest 5/18/2015 44
Congratulations! You are now smarter than a Brick! 5/18/2015 45
From FCA to AM using Performance Assessment Questions? Doug Smith, PE doug@menganalysis.com 206-587-3797 5/18/2015 46