O&M plans – maximising energy efficiency in commercial buildings

This Issue This is a part of the Energy efficiency feature

By - , Build 96

The day-to-day running of a commercial building can use a lot of energy. However, with regular and well thought out maintenance, significant energy efficiency improvements can be achieved.

Figure 1: Best practice O&M strategies for achieving energy-efficient buildings. Modified from Portland Energy Conservation agency ( www.peci.org).

Energy efficiency means using less energy to generate the same or higher levels of business output and profit. Implementing a well-designed operations and maintenance (O&M) plan (especially when combined with low-energy technologies) can deliver significant improvements in energy efficiency in commercial buildings. This translates into a big payoff for the bottom line, e.g. for a company that spends 5% of its turnover on energy, a 10% reduction in energy bills could increase profits by 0.5%.

Most O&M plans have a section on improving energy efficiency and often focus specifically on practices to minimise and control both the quantity and cost of energy used. There will probably be sections on:

  • minimisation of energy wastage
  • continual monitoring, target setting and reporting to ensure energy use remains within company objectives
  • optimisation of energy efficiency through passive means or through the use of appropriate technology
  • use of the most appropriate energy source (e.g. electricity, gas, solar), with regard to the environmental benefits
  • purchase of energy at the most economical price
  • modification of operations, where possible, to make the best use of energy price structures
  • increasing the use of energy from renewable sources
  • staff involvement and awareness raising.

Many easy changes

Once a profile has been mapped out, building managers can draw up a plan to improve on areas that need attention. There are many things a good O&M plan might ‘discover’. Some may seem obvious, and be simple to rectify: heating systems not programmed properly so they heat at weekends or overnight; air compressors running continuously when they are seldom used (a huge energy waste); hot water ring mains running 24 hours a day, etc. Even changing the cleaners’ schedule can save energy. Does a whole floor have to be lit up if one person is working late? These sorts of easily fixed problems abound in commercial buildings that are not actively managed for energy use.

Building O&M plans specifically designed to enhance operating efficiency of the HVAC and lighting systems can save 5–20% of the energy bills without significant capital investment. Savings can be far more if the equipment is old or has not been well maintained and operated. New components, e.g. high-frequency lighting ballasts, and new high-efficiency fluorescent tubes, can often replace old ones like-for-like without changing light fittings or HVAC ducts, so you ‘bolt-on’ energy savings quickly and easily. With easy savings like this available, it is worth taking a look at how an O&M plan could work for your organisation.

For assistance in developing a plan, the Portland Energy Conservation agency has identified 15 ‘best practice’ operation and management strategies for achieving energy-efficient buildings (see Figure 1).

Too hard?

If you don’t have the time, skills or inclination to develop an O&M plan yourself, there are businesses that specialise in managing buildings or energy services. For a contracted price they operate the building energy systems for you and make energy efficiency improvements as appropriate. Sometimes this even extends to major capital purchases of equipment.

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Articles are correct at the time of publication but may have since become outdated.

Figure 1: Best practice O&M strategies for achieving energy-efficient buildings. Modified from Portland Energy Conservation agency ( www.peci.org).

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