Energy & Facility Connections ConferenceLeavenworth, WA

“Staying Smarter than your Buildings”

By Doug Smith, PE, MBA, LEED AP, CSBAMENG Analysis

May 6, 2015

Performance Assessment:Learn what your buildings are telling You!

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Staying Smarter than your Buildings

• It’s all about that data!• That’s Performance Assessment!!

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CollectData

AnalyzeData

UseResults

Condition Performance

“Fair” “Excellent!”

Smarter than a Brick?

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VS

Brick Performance Data

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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

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The Journey from Reactive to Proactive

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Enhanced Cx (E-Cx): Owner’s Project Requirements (OPR) – EFC 2014The Missing Link between Expectations and Performance

Enhanced FCA (E-FCA): Performance Assessment (PA) – EFC 2015The Missing Link between FCA and AM

The Journey

Reactive Proactive

Fundamental Commissioning Enhanced Commissioning

Facility Condition Assessment Asset Management

Scheduled Maintenance Reliability Centered Maintenance

Bid Specs Performance Specs

Penalties Incentives

Treat Symptoms Find & Address Root Cause

Respond to Complaints Earn Accolades

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The Facility Cycle

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Driver Response

Economy booms Build new

Economy drops Budget cuts

Things break Costs mount

We need a plan! FCA!

Fix the Worst Ignore the rest

Repeat Repeat

Short Term Solution - FCA

• Quick & easy snapshot of “Condition”• ROM cost estimate of “MM&R”• Qualitative (score)

vsQuantitative (cost)

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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)

• 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)

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FCA – Funding vs FCI

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Good!

Bad!

Typical

FCI = BMAR or DM / CRV

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

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FCA Reports – Summary Report

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FCA Report - Condition by System

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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

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Catch-up

Keep-up

FCA Report – Observed Deficiency (OD)

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FCA Report – ODs by System

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FCA Report – Predicted Renewals by Facility

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FCA Project Prioritization

• By Building or Use Type• Public Safety• Revenue Generating• General Use

• By System Type• Life/safety• Productivity

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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

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Step-up!

Enhanced FCA (E-FCA)

• Energy Audit• Infrared Thermography• Life/safety Evaluation• Seismic Checklist• ADA Assessment• Weather Envelope

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E-FCA is the start ofAsset Management

Asset Management - Proactive

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Asset Management – ISO 55

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Total Quality Management (TQM)

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Performance Assessment

Asset Management PAS 55

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PerformanceAssessment!

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

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Performance Assessment

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PerformanceIssue

(Noise)

PerformanceMetric

(Acoustic Survey)

Performance Assessment Exercise

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.

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Assignment:1. State a facility Performance Issue,

for example, high energy bills.2. List a Performance Assessment Metric,

for example, conduct infrared thermography.

Quiz Time - Wake-up!

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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

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• Thermal envelope and air barrierperformance

• Technology performance (speed andreliability)

• 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

Energy as a Bell Weather Metric

• Collect three (3) years of historical energy data• Review before FCA field survey• Apply to AM plan

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Historical EUI & ECI for FCA• Recent E-FCA data from live projects.

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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 91,960 115,029Electric ($) $ 106,386 $ 41,180 $ 41,919 $ 62,028 $ 80,669 Very High cost of electric at Maya ESGas ($) $ 10,727 $ 8,939 $ 11,686 $ 23,035 $ 15,688Water ($) $ 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

EUI & ECI Analysis for PA & AM

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Energy Comparison - EUI

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PA – Infrared Thermography

• Thermal envelope• Electrical equipment

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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)

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PA - Occupant Health & Well-being

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PA – Indoor Air Quality

• Particulate• CO2• VOC• CO & NOx• Mold & Mildew• Fiberglass & Asbestos• Other

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PA – Thermal Comfort

• Operative Temperature• Objective• Dry bulb• Humidity• Movement• Radiant

• Occupancy Survey• Subjective• ASHRAE 80%

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PA - Lighting

• Intensity• Color• Glare• Variability• Natural vs artificial• User control friendliness• Reliability• Longevity

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PA - Acoustic

• Noise• Frequency• Intensity• Vibration• Interior• Exterior• Verbal• Privacy

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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+

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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-

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From Reactive to Proactive - CreatingFacility DNA: Survival of the Fittest

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Congratulations!

• You are now smarter than a Brick!

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From FCA to AM usingPerformance Assessment• Questions?

• Doug Smith, PEdoug@menganalysis.com206-587-3797

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