PUTTING NEW ENERGY IN OLD BUILDINGS

"Protocols."

Buildings have automation systems with protocols.

Existing buildings have "automation systems" with "proprietary" or "legacy network protocols." To bring them up to date and allow the systems to plug into "smart networks" that make energy use efficient, the systems must be "migrated' to "open protocols."

How is this done? "Gateways" or "middleware" can "translate protocols" to "Enterprise" or "full network integration."

Such jargon. Just repugnant.

More jargon: “Despite the challenges, the financial metrics of improving the performance of a building and adding appropriate technology amenities can be compelling.”

Translation: A more efficient building is cheaper to operate.

The most insidious jargon: "Smart." Doesn’t everybody want to be "smart?"

Why struggle through the jargon? To learn how to upgrade older buildings, because it really is of value: “The investment in an existing building is returned in several ways: lower operating and energy costs, lower maintenance costs, lower cost of tenant improvements, premium rents, higher asset valuation and a positive effect on capital planning…”

OK, OK, where do I buy the technology you’re selling? That’s what it’s all about isn’t it? You want to sell me a new computer, right? One that will turn my lights off and raise and lower my thermostat?

Not exactly?

Ironically, once the jargon-drivel of the article’s introduction is out of the way, its 8-step program on how to improve the operation of an existing building is presented in a pretty straightforward way and has some value.

Example: “Prioritize and sequence the system upgrades based on potential financial return and technical analysis. If you have a portfolio of real estate, prioritize on a building-by-building basis and pick out a couple of buildings to use as pilot projects.”

Better example: “All of the system upgrades, recommissioning and LEED certification is for naught if the right tools and personnel are not in place to monitor and manage the systems and keep the building’s performance in an optimal state.”

(Note: More on Leadership in Energy and Environmental Design (LEED) certification here.)

Last example: “For more information about evaluating, creating and deploying smart building solutions, hardware and software technology design or to schedule a Continuing Education program for your office write me at jsinopoli@smart-buildings.com”

Upgrading is a good idea. (click to enlarge)

Making Existing Buildings Smartl; An 8-step strategy for improving the performance of existing building stock
Jim Sinopoli, September 2008 (Automated Buildings)

WHO
Jim Sinopoli, PE, RCDD, Managing Principal, Smart Buildings and author, Smart Buildings

WHAT
An 8-step strategy can make existing buildings as smart and green as new buildings.

click to enlarge

WHEN
Existing buildings come with installed technology, not always the most efficient technology.

WHERE
Integration of separated operations such as facility management, security and information technology with smart management makes older buildings more efficient.

WHY
- Existing buildings make up 99% of building stock.
- Existing buildings’ systems must be changed to open protocols for integration into smart networks than can manage the buildings’ energy use intelligently.
- A lack of available cable pathways can be overcome by making the building’s systems, networks and devices wireless.
- The 8 steps: (1) Deployment (2) Go Through a Discover Process (3) Benchmark the Building’s Progress (4) Decide Whether To Seek LEED Certification (5) Prioritize And Fund The Effort (6) Upgrade the HVAC and Lighting Controls First (7) Recfomission The HVAC System (8) Upgrade The Security, Energy-Related And Technology Amenities In The Building

The objective of upgrading: Getting on the smart grid where New Energy can be readily used. (click to enlarge)

QUOTES
- Despite the meager amount of data, pull together as much information as possible and analyze it to gain insight into the building’s performance and to identify trends, pain points and opportunities.
- After the upgrades, you’ll want to conduct a “before” and “after” comparison to judge the effectiveness of the upgrades.
- Recent studies have shown that LEED certification has a positive financial effect on the value of a building… LEED certification for existing buildings also requires addressing issues other than system upgrades such as recycling, exterior maintenance programs and cleaning and maintenance issues.
- If funding is an issue, consider the use of an Energy Services Company (ESCO). ESCOs essentially enter into energy performance contracts.
- You’ll want to make sure that the major energy-related systems are improved to perform optimally…Getting the information through a new set of controls and operator software will give you insight into how to effectively and efficiently re-commission the systems.
- Studies have shown that recommissioned systems in commercial office space can save 10-30% in energy and have an average payback of 9 months.
- The decision as to what other systems need to be upgraded is based on the estimated financial return of the investment… The idea is to turn the “value” into higher lease rates, and tenants who rent for longer periods. These type systems may include digital signage, Wi-Fi throughout the building and a Distributed Antenna Systems (DAS) that improves cell coverage.