Standardized Guidelines - REnnovates · 2016-02-18 · D1.1 Standardized Guidelines Version 1.0...

© REnnovates | Integrated approach to retrofitting buildings of 44

Standardized Guidelines

REnnovates: Flexibility activated zero energy districts

D1.1 Standardized Guidelines Version 1.0

Document Information

Contract Number 680603

Project Website www.rennovates.eu

Dissemination Level Public

Nature Report

Author Simon Verduijn (BAM)

Contributors Linda van Leeuwen (BAM), Dennis van Goch (BAM), Michiel Brink (BAM)

Reviewer Chris Caerts (VITO), Kris Kessels(VITO)

Keywords Scenario description / Holistic approach / step by step procedure / 4 key elements

Notices:

“Project co-funded by the European Commission in the H2020 Programme”.

© REnnovates | Integrated approach to retrofitting buildings of44

Change Log

Version Description of Change Data

V0.1 Initial version 7-12-2015

V0.2 Review Maarten Hommelberg 9-12-2015

V0.3 Review VITO (Chris Caerts) 13-12-2015

V0.4 Review VITO (Kris Kessels) 14-12-2015

V1.0 Final version 22-12-2015


Table of Content 1 Holistic approach .................................................................................................... 6

2 Initiative / Business Development ........................................................................... 7

2.1 The idea: De Stroomversnelling ....................................................................... 7

2.2 Market conditions / potential ............................................................................ 7

2.3 Business opportunity ..................................................................................... 15

3 Product development............................................................................................ 16

3.1 Business value model .................................................................................... 17

3.2 Pre-designed deep-retrofit-plan ..................................................................... 19

3.3 Pre-designed tenant participation process ..................................................... 25

4 Project Development ............................................................................................ 27

4.1 Business value model for the project ............................................................. 27

4.2 Customized deep-retrofit-plan........................................................................ 27

4.3 Customized tenant participation process ....................................................... 31

5 Implementation ..................................................................................................... 33

5.1 Implementation of the tenant participation process ........................................ 33

5.2 Construction process ..................................................................................... 34

6 Operation ............................................................................................................. 41

6.1 Monitoring / data collection ............................................................................ 41

6.2 User feedback interface ................................................................................. 42

6.3 Advanced services......................................................................................... 42


Glossary EPF Energy Performance Fee

DBFMO Design Build Finance Maintain and Operate

WSW Waarborgfonds Sociale Woningbouw - Social Housing Guarantee Fund Backstop agreement The act of providing last-resort support or security in a securities offering

for the unsubscribed portion of shares.

Collateral Property or other assets that a borrower offers a lender to secure a loan. If the borrower stops making the promised loan payments, the lender can seize the collateral to recoup its losses. Because collateral offers some security to the lender in case the borrower fails to pay back the loan, loans that are secured by collateral typically have lower interest rates than unsecured loans. A lender's claim to a borrower's collateral is called a lien

BNG Bank Nederlands Gemeenten - Bank of Dutch Municipalities

NWB Nederlandse Waterschapsbank – Dutch polder and dike boards Bank

APX Automated Power Exchange

ACM Authoriteit Consument en Markt - Authority for Consumers and Markets

DSV De Stroomversnelling

Lean Lean manufacturing or lean production, often simply "lean", is a systematic method for the elimination of waste within a manufacturing system.


Executive Summary This document describes a step-by-step procedure in a generic fashion of the Dutch Stroomversnelling approach as starting point of the REnnovates holistic approach: The building envelope (renovation). This generic procedure is based on the current renovation procedure as applied by BAM in the Netherlands. This procedure will enable a routine refurbishment that is fast (< 7 days), does not require the relocation of tenants, delivers a comfortable home to the tenants, is efficient and cost effective for the builder, and is a good investment for the property owner. The guidelines will primarily include the technical renovation of the building. The standard procedures for smart optimization of a building/district of buildings will be described for one building type as an example and specifications included will relate to the facade, roof, and insulation etc., and the types of materials and technologies used. The extensive use of ICT during design e.g. laser measurements, and ICT-enrichment of the design phase will also be described. By using these ICT-models from the design phase the design can be optimized in function of potential grid impact and expected energy savings (at building-and district-level). This is where the specific flexibility related business case and services are modeled and this addition will make the Stroomversnellings approach the REnnovates approach. The specific flexibility business case and services will be worked out in more detail in workpackage two and three.


1 Holistic approach

The key steps of the REnnovates holistic approach are related to the new product design approach. In different stages is in increasing detail worked on: the technical solution, marketing and the financial models. These areas should be worked in parallel, because they influence each other reciprocally. The developed procedure and product is also a holistic design. It focuses on

the building envelope,

the energy module which is a skid with all the necessary installations to run the house: heating, ventilation, domestic hot water, energy generation, monitoring,

the renovation process during construction (inconvenience to the tenant).

Rennovates smart controls.

The holistic approach consists of a deep retrofitting scheme and an underlying business case. The essence of the steps taken within ‘de Stroomversnelling’, is basically a process of product development. Starting with identifying a business opportunity, thereafter the development of a conceptual product, then realizing the product / project and finally the use phase. The chapters of this report are structured according to the successive phases of product development. Starting with Business development to describe the initial business opportunity in the Netherlands and finishing with the Operation or Use phase.

Figure 1-1: Holistic approach within the Stroomversnelling by BAM

The REnnovates approach adds smart controls to further increase energy efficiency, further reduce

energy cost and mitigate grid impact (flexibility).


2 Initiative / Business Development

2.1 The idea: De Stroomversnelling

The Netherlands has a large share of houses that are constructed in the fifties, sixties and seventies of the last century. A lot of these houses are the typical Dutch serial built houses and are owned by social housing associations. These houses are typically poorly insulated and from a social housing association perspective nearing end of life. Six social housing associations and four construction companies started, with support of the Dutch government, the cooperation ‘Stroomversnelling’. The goal of the cooperation is to renovate 111.000 dwellings to a net zero energy level before 2020.The Stroomversnelling consists of a business model and a deep-retrofit plan.

With the deep-retrofit to net-zero-energy, the money a tenant used to spend on their energy bill is freed up. Instead of paying an energy bill to the energy supplier, the tenant now pays an Energy Performance Fee (EPF) to the housing association. With this new, additional cashflow, the housing association is able to invest in deep-retrofit to a net-zero-energy level.

2.2 Market conditions / potential

By doing research on the housing stock in the Netherlands one can determine whether there is sufficient market size to develop a renovation product that can be rolled out on an industrial scale. The most promising types of houses in the Netherlands are from the 1960 up to the end of 1979. In this period there was a big construction output, with standardized building methods (somehow industrial). By focusing on this stock one can make a standardized renovation solution which can be rolled out on a big scale and thus benefit from economies of scale and lower renovation costs.

2.2.1 Housing market characteristics in the Netherlands

In the period until 1965 there were no demands on the energy performance of the house. The houses were not insulated and double glazing was not applied. Since 1965 requirements on the energy performance of the property are introduced. The performance of a large share of the stock relative to current standards is considerable. In 2011 the Netherlands has more than seven million homes of which approximately 40% is owned by a housing association and 60% by resident owners. 53% of the housing stock is from before 1976. Especially in the housing stock of before 1975 there is a large potential to save energy, reduce CO2 emissions and add comfort.

Construction period

Total social housing

Total commercial rent

Total private owned

Total

18xx tot 1906 85.500 104.300 297.700 487.500

1906-1930 157.400 95.800 321.000 574.200

1931-1944 58.500 74.400 280.700 413.600

1945-1959 355.600 73.400 328.700 757.700

1960-1969 490.700 112.500 552.500 1.155.700

1970-1979 404.400 89.100 711.600 1.205.100

1980-1990 418.700 98.600 580.100 1.097.400

1991-2000 196.900 51.900 603.600 852.400

2001-2010 90.300 41.900 430.400 562.600 Table 2-1: Total housing stock by owner


Figure 2-1:Total housing stock by year | Combined and extrapolated dataset Data CiP 2014 & CBS Statline

Table 2-2: Total housing stock by year and type

Figure 2-2: Social housing stock by year | Combined and extrapolated dataset Data CiP 2014 & CBS Statline

0

200000

400000

600000

800000

1000000

1200000

1400000

Total housing stock, by owner

Total social housing

Total commercial rent

Total private owned

Total

0

100000

200000

300000

400000

500000

600000

Total social housing, by type

Multistory appartments

Family house

Other

Total

Construction period

Multistory apartments

Family house Other Total

18xx tot 1906 47.200 18.542 19.757 85.500

1906-1930 62.800 45.799 48.800 157.400

1931-1944 27.200 15.153 16.146 58.500

1945-1959 162.100 123.312 70.187 355.600

1960-1969 258.200 154.179 78.320 490.700

1970-1979 150.400 165.013 88.986 404.400

1980-1990 207.700 128.632 82.367 418.700

1991-2000 115.800 49.441 31.658 196.900

2001-2010 49.500 20.660 20.139 90.300


2.2.2 Key-Stakeholders within 'de Stroomversnelling' Tenant The focus point in decision making is the end-user, in this case the tenant of the house. The type of house the tenant lives in, is built in a period where many homes were built due to the large housing shortage during the post war era: the fifties, sixties and seventies. These houses were quickly built, and energy was not an issue and therefore the dwellings are not very well insulated. This results in an uncomfortable house with for example moisture and draught issues and most important rising energy costs for space heating. Housing Association The housing associations in the Netherlands have a central role in the Dutch social housing sector. They have a social task: to build, to rent and to administer, inexpensive homes. At least 80% of their housing stock must be rented to households with a maximum yearly income of € 34.911 (2015), 10% with an income between € 34.911 and € 38.950 ( 2015 ), the remaining 10% they are free to choose. The tasks of the housing associations are regulated by the Ministry of Internal Affairs. The housing associations face a major task of renovating houses and apartments from the fifties, sixties and seventies in the Netherlands. These houses are end of life. Issue at hand is: will the houses be demolished and replaced by new build ones or renovated?

EFFECTS OF THE FINANCIAL CRISIS ON THE HOUSING ASSOCIATIONS

In the aftermath of the 2008 financial crisis, the housing associations suffered from a series of setbacks. One of the housing associations had serious financial problems around interest rate and currency management (derivatives, Vestia). This resulted in collective funding of €700 million which all the Dutch housing associations had to provide to the WSW assurance fund. In 2013 the landlord tax was introduced. The government also required a financial contribution from landlords to reduce the national debt. The housing associations pay a levy on the value of their homes. In 4 years this tax had to bring in 1.7 billion euro. Since the Housing Act (Woningwet) is set in 2015, commercial activities for housing associations are limited. Commercial activities used to be a source of income for housing associations. With this income they were able to invest in projects of new to build social housing or renovation of their housing stock. In general the revenues on social housing is zero or negative in the Netherlands. Since October 2012 VAT is raised from 19% to 21%. Housing associations cannot deduct VAT from their investments.

The above mentioned results in a lack of investment capacity for housing associations to invest in new to build houses as well as in renovation. Housing associations therefore have the incentive to look for new business models. Construction Companies During the economic crisis construction companies experienced a drop in turnover of traditional construction work (building contracts). They therefore have an incentive to look for new business models and new markets such as Design Build Finance Maintain & Operate contracts (DBFMO). The deep-retrofit of serial built housing of the fifties, sixties and seventies has a great market potential. To regain some turnover the construction companies turn to performance contracting. This is a new way of working for construction companies and will lead to more innovation.


Government The Dutch government has a central role as a supporter, guarantor, legislator and regulator. The Netherlands has committed itself to the European climate targets for 2020: 20% CO2 reduction compared to 1990 and an increase of the share of renewable energy from 2% to 14% of the total energy consumption. A third of CO2 emissions in the Netherlands, or more than 60 million tons per year, is related to energy use in buildings (Spaar het Klimaat, 2012)

1.

As a guarantor the Government is delivering via the Waarborgfond Sociale Woningbouw (WSW) a backstop agreement funded by the Dutch municipalities (50%) and the Central Dutch government (50%).

2.2.3 Other stakeholders within ‘de Stroomversnelling’

Financier (Specific financial markets) The investment to be made for renovation is financed by loans. The guarantee for loans for investment are backed by WSW ( Social housing fund ). Housing association in the Netherlands are shareholders of the WSW. Together they are responsible for the guarantee of the loans. Funding or financing to housing associations is mostly provided by Bank Nederlandse Gemeente (BNG) or Nederlandse Waterschapsbank (NWB Bank). As of this year German Insurance banks entered this market in de Netherlands. Both BNG Bank as NWB Bank are Dutch financial services firms focused on governmental institutions. The bank’s core task is to provide credit at low rates to or guaranteed by Dutch authorities. Waarborgfonds Sociale Woningbouw [WSW assurance fund] The Social Housing Guarantee Fund (WSW) is a Dutch independent institution that deals with the care of optimal financing of real estate in the public sector for the member institutions. It has therefore set up a risk monitoring structure, which has prevented until this day a claim is made on the guarantee.

WSW ensures that housing associations can borrow money at favorable interest rates. This is done by providing guarantees to their financiers. WSW only provides guarantees to housing associations if they meets certain conditions. These include financial requirements such as cash flow, but also the quality of the collateral and the organization of the corporation. A participant who meets the requirements will receive the WSW called creditworthiness statement. This can be used to show to lenders that they are eligible for loan guarantees under the WSW.

In determining the creditworthiness of the housing associations future cash flows are important. Rents and the sale of properties are important sources of income, whereas spending on maintenance, personnel and organization are the biggest costs.

2.2.4 The energy bill and energy stakeholders in ‘de Stroomversnelling’ Energy User / Tenant An energy user in the Stroomversnelling is the tenant. Before the renovation the flow of energy is one way: from supplier to customer. After the deep-retrofit the energy consumer is also a producer of energy. One can speak then of a prosumer. A prosumer can be regarded as an end user that no longer only consumes energy, but also produces energy. Energy Supplier (ES) The role of the Energy Supplier is to source, supply, and invoice energy to its customers. The supplier and its customers agree on commercial terms for the supply and procurement of energy. The energy supplier takes care of all the administrative work of the delivery of energy to the consumer The supplier buys gas and electricity always from a Balance Responsibility Party (BRP), who on his turn, buys the gas and electricity on the APX or any other energy market or via OTC (Over The Counter)

1 Stichting Spaar het Klimaat, op weg naar een structurele markt voor energiebesparing in de bestaande bouw,

www.spaarhetklimaat.nl

http://www.spaarhetklimaat.nl/


contracts. In the Netherlands, companies as well as individuals are free to choose a supplier. The supplier decides which BRP(s) he is using, or is a BRP itself. Balance Responsible Party (BRP) A Balance Responsible Party (BRP) is responsible for actively balancing supply and demand for its portfolio of consumers, producers, aggregators and prosumers. A BRP is contracted by the Supplier. The prosumers balance responsibility is generally transferred to the BRP, which is contracted by the supplier. Hence the BRP holds the imbalance risk on each connection in its portfolio of prosumers. Energy Producer (EP) In case of a centralized energy system, the role of the Producer is to feed energy into the energy grid. By doing so, the producer plays an important role in the security of the energy supply. The producer’s primary objective is to operate its assets at maximum efficiency. Though its responsibility remains unchanged, the introduction of demand response and changes to the merit order (e.g. by the introduction of renewable energy sources), can alter its operating conditions quite drastically depending on its generation portfolio. Combination of roles in one company The three largest energy suppliers of the Netherlands (Essent, Nuon, Eneco), are companies that combine different roles in one and the same group. So for example Eneco is an Energy Producer, a Balance Responsible Party and an Energy Supplier. Distribution System Operator (DSO) The DSO is responsible for the management of the distribution system. The DSO is responsible for the cost-effective distribution of energy while maintaining grid stability in a given region. Transmission System Operator (TSO) The role of the Transmission System Operator (TSO) is to transport energy in a given region from centralized Producers to dispersed industrial consumers and distribution system operators over its high-voltage grid. The TSO safeguards the system’s long-term ability to meet electricity transmission demands. The TSO is responsible for keeping the system in balance by deploying regulating capacity, reserve capacity, and incidental emergency capacity. Meter Data Company (MDC) The Meter Data Company (MDC) is responsible for acquiring and validating meter data. The (MDC) is sometimes part of the DSO, but it is an independent department within the company.

2.2.5 Cash flows within the Dutch energy market

The average Dutch energy bill consists on average of 68% costs for gas and 32% costs for electricity. When taking an average usage of 1.800 m3 gas and 3.500 kWh electricity the total yearly average costs for gas are € 1.442,39- and for electricity they are € 683,83. These yearly costs are calculated from the three large energy suppliers in the Netherlands: Essent, Nuon and Eneco. They include network operation costs and governmental taxes (reference date is July 1st 2015 and an average of all DSOs in the Netherlands). Fixed energy delivery fee A fixed energy delivery fee is a fixed periodically fee which the tenant pays the ES for costs, such as administration expenses (7). It is decoupled from the energy usage. Other fixed costs are the network management or transportation surcharges (1-5). These amounts differ per region. For gas a surcharge on the cubic meter price is raised for its transport over the national gas network of Gasunie. This is called transport surcharge. The closer the tenant lives to the extraction area Groningen, the lower this tariff is. Suppliers are free in the determination of the administration fee. The maximum network management of transport surcharge is determined yearly partly by the Dutch authority of Consumer and Market (ACM).


Variable energy delivery fee The tenant pays the ES a variable energy fee for the energy used per unit (amount of m

3 for gas,

amount of kWh for electricity). These costs depend on energy price and amount of energy used. The electricity fee also depends on the chosen tariff: single rate or double rate. Single rate has a fixed fee whereas double rate varies between peak – and off peak hours. This means the tenant pays a lower fee overnight and during the weekend. Before deep-retrofit to net-energy-zero Table 2-3 Typical Dutch energy bill

Energy Bill: Gas + Electricity (average prices)

Gas Electricity

Network management or transportation (fixed) / year

1. Periodic connection fee or flat fee for connection [DSO] € 21,87 € 22,05 2. Capacity fee [DSO] € 88,35 € 158,52 3. Independent transport fare or standing charge transport [DSO] € 20,40 € 23,56 4. Rent of energy meters [DSO] € 25,43 € 31,97 5. System Services [TSO] n.a. n.a.

Delivery Costs or Variable Costs 1.800 m3 3.500 kWh 6. Consumption costs or variable delivery costs [ES] / m3 or kWh € 0,37 € 0,06 7. Standing charge delivery or fixed delivery charge [ES] / year € 48,12 € 49,11 8. Regions surcharge [Gasunie]

Taxes 9. energy tax per m3 / kWh € 0,1911 € 0,1196 10. Sustainable energy surcharge per m3 / kWh € 0,0074 € 0,0036 11. VAT(21%) per m3 / kWh € 0,1194 € 0,0385 12. Energy tax refund / year € -377,33 Subtotal fixed € 156,05 € 236,10 Subtotal variable € 1286,34 € 825,06 Total € 1.442,39 € 1.061,16 Grand total

€ 2.126,22

The grand total of the energy bill is € 1.442,39 + € 1.061,16 - € 377,33 = € 2.126,22 a year After deep-retrofit to net- zero-energy Concept of BAM Stroomversnelling renovation is:

Reducing heat demand by insulation (facades and roof);

Adding ventilation system with heat recovery;

Replacing gas boiler by heat pump boiler;

Adding a solar roof with PV to generate as much electricity as is needed for heating, domestic hot water and domestic electricity use.

Electricity use is approximately 5.900 kWh per year (2.500 kWh domestic use, rest for domestic hot water and heating). The solar panels deliver over a year the same amount of energy (or more). This results in a net zero energy use, due to net-metering. Table 2-4: Typical energy bill after deep retrofit

Energy Bill: Electricity

Electricity 5.900 kWh

Network management or transportation (fixed) / year 1. Periodic connection fee or flat fee for connection [DSO] € 22,05 2. Capacity fee [DSO] € 158,52 3. Independent transport fare or standing charge transport [DSO] € 23,56 4. Rent of energy meters [DSO] € 31,97 5. System Services [TSO] n.a.

Delivery Costs or Variable Costs 6. Consumption costs or variable delivery costs [ES] per kWh € 0,06 7. Standing charge delivery or fixed delivery charge [ES] a year € 49,11 8. Regions surcharge [Gasunie]

Taxes 9. energy tax per kWh € 0,1196


10. Sustainable energy surcharge per kWh € 0,0036 11. VAT (21%) per kWh 12. Energy tax refund € -377,33 Subtotal fixed € 236,10 Subtotal variable (due to net-metering) € 0 Total € 236,10 Grand total € - 141,23

The grand total of the energy bill after deep-fit-renovation is: € 236,10 – € 377,33 = € - 141,23 Due to the Energy tax-refund and if the tenant stays within the predicted energy use of the building and expected domestic usage (or energy bundle) there will be a financial benefit for the tenant after a deep renovation. Because of the energy tax refund, they will receive cash back from their ES. By introducing new legislation housing associations may charge an Energy Performance Fee (EPV) to tenants to replace the energy bill. With this EPV they can recoup their investment. So in the end the tenants can continue to live in a renovated house for the same housing costs (energy and rent).


Figure 2-3 Stakeholder relationship Before deep-retrofit

Figure 2-4 Stakeholder relationship after deep retrofit


Energy Tax Energy usage burdens the environment. Therefore, the Government taxes the usage through the energy tax. This way the Government wants to reduce energy consumption and save the environment. The energy tax depends on the amount of electricity and gas consumed and is charged by the ES and paid to the Government. Sustainable energy surcharge Starting from 1 January 2013, a 'renewable energy surcharge' is charged by the ES and paid to the Government. This tax was introduced to stimulate renewable energy. The surcharge applies per kWh for all electricity products and per m³ for all gas products. Energy tax refund The tenant receives a discount of €311,84 (excluding VAT / 377,33 including VAT) on the energy bill from the Government because energy is seen as a basic need (tax threshold). That discount is automatically deducted from the annual energy statement.

2.3 Business opportunity

Renovating the house to a net-zero-energy house creates a cash flow of around € 2.000,- a year to

invest. This € 2.000,- is in essence the energy bill the tenants used to pay before the deep-fit

renovation to the ES. By transferring this cash flow from the utility companies to the social housing

association it creates a new business opportunity. To make this possible a change in law is required

which makes it possible for social housing associations to collect this cash flow. The Dutch

government is currently implementing this change. From next year onwards housing associations can

charge an energy performance fee (EPV) after a deep-fit renovation to their tenants. Tenants receive

an energy performance contract guaranteed by the builder for the coming years.

Stakeholder Value Tenant Receives a comfortable renovated house including a bundle of energy for

heating, domestic hot water and household electricity. Housing association Housing associations continue to provide good, affordable housing for

low-income households as core business. Because of the limited investment for the rennovation compared to new build they achieve this objective and additionally earn a healthy return on investment for the life extension.

Builder For construction companies the leap from conventional energy renovation to guaranteed net-zero-energy renovation is technically possible. However, to create a business case for this concept, renovation prices should substantial fall. The Stroomversnelling provides the means to achieve this. This way builders can evolve from construction companies to service providers.


3 Product development

Business development is followed by product development to seize the identified business opportunities. The deep-retrofit to net-zero-energy product consists of a:

Business value model

Deep-retrofit-plan o energy-concept o building transformation-concept

Tenant participation process

Within the Stroomversnelling the construction company and the housing association agreed on a DB-contract (Design, Build) optionally supplemented with M (Maintenance). The housing associations therefore do not prescribe any specific technical requirements upon the deep-retrofit-plan. Specific requirements to meet the main performance requirements are a result of the optimization between the energy-concept and the building transformation-concept and are determined by the construction company. The main performance requirements that the retrofit-plan must meet are:

Financial: 5,25% profit for the housing association

Financial: 40 year life time expansion

Energy: net-zero-energy per year including domestic energy usage.

Energy: All-electric (money spent on gas is freed up)

Tenant: minimal inconvenience during construction works (relocation, noise, time)

The focus of the deep-retrofit to net-zero-energy product in the Netherlands is on the serial built housing stock. The main characteristics of the serial built houses are known, and based on these characteristics it is possible to divide the housing stock into five main types. These types are the starting point of the development of the deep-retrofit-plan. Per building type and period, the main characteristics are taken as reference point, this results in a so called ‘deep-retrofit-plan’ for each type, whereas the business value model and the tenant participation process are applicable to various building types. Based on experience, approximately 80% of the chosen characteristics apply to a specific project, 20% of the characteristics may differ. During the project development phase a more in-depth analysis of the specific houses in the project is made and based on that analysis the design is customized.

The approach of the Stroomversnelling is similar to how tailor made suit stores offers products. A suit is offered at different levels of customization. From customization confection to real bespoke suits. The product that is offered in the Stroomversnelling is customized confection. 80% is a pre-designed standard technical solution. 20% is customized to specific circumstances of the project. For example the architecture, capacity of installation or the layout of the ventilation ducts.


3.1 Business value model

The business value model is the investment model used by housing associations to determine the cost-effective investment for the deep-retrofit. The model consists of various parameters. Some of the values of the parameters are generic for any project. Others are to be determined for each project specifically. The outcome of this investment model is essentially the investment that is available for the deep-fit renovation per house given the input parameters.

Figure 3-1: Screenshots of business value model (decision support tool for housing associations)

The cost-effective investment is determined among other things by the income and operating cost. The most important parameters of the business value model are described below.


Income Maximum reasonable rent (€)

The maximum reasonable rent is the rent an housing association can charge based on the credit system. The amount of credits will depend on the quality and the facilities of the house ( m2, bathroom, number of toilets, garden etc. ). The credit system only applies to social housing. Social housing associations usually charge rent that is lower than the maximum reasonable rent.

Rent (€) The rent that is charged, monthly.

Vacancy ratio (%) Percentage (%) of the housing stock of an housing association that is vacant.

Energy Performance Fee (EPV) (€) The EPV (€) is the amount of money the tenant is going to pay to the housing association for energy. The value of the EPV is determined by Net heat demand for space heating, minimum renewable energy for heating and domestic hot water and a minimum production of renewable energy use for domestic energy consumption.

Operating costs

Managing costs Maintenance costs Tax and insurances Not more than fossil energy guarantee

In case inflation is higher than the rise of energy costs (energy price index) this is corrected on a yearly basis. In this way the tenant never pays more for net-zero-energy (EPV) than for fossil energy.

Landlord tax Residual value


3.2 Pre-designed deep-retrofit-plan

3.2.1 Technical analysis housing stock The development of a deep-retrofit-plan starts with an analysis of the current characteristics of the housing stock. The analysis of the current characteristics gives insight in the current quality, comfort and energy performance of the building and are a starting point for the engineering process. For the energy system this consists of an analysis of the current:

installations for ventilation, space heating and domestic hot water

heat demand ( usually in m3 gas )

heat losses, caused by poor insulation ( usually in m3 gas )

domestic hot water usage ( usually in m3 gas )

domestic electricity usage ( lighting, household appliances in kWh )

For the building transformation concept this consists of an analysis of the current:

building envelope (m2 and m3)

foundation

crawl space

construction

connection details ( façade-roof , façade-window frames, etc. )

Characteristics of the five main types As mentioned before, based on the main characteristics it is possible to divide the housing stock into five main types. The five main types are described below.

Type 1 – before 1945

Brick façade, small uninsulated cavity (40-50mm). Wooden uninsulated floors. Wood structured roof with roof tiles. Original single glass, usually altered to double glazing. Natural ventilation. Heating originally with gas heater, usually altered to individual central heating system with combi boiler. Approximately 50-100m

2 floor space, width 5.8m,

depth 7-9m and 2-3 bedrooms


Type 2 - 1946-1965

Brick façade (brick outside, lime-sandstone inside) , small uninsulated cavity (50-60mm). Wooden uninsulated floors, sometimes uninsulated concrete ground floor. Wood structured roof slightly insulated with roof tiles. Folding stair to attic, attic not suitable as bedroom. Original single glass usually altered to double glazing. Natural ventilation. Heating originally with gas heater, usually altered to individual central heating system with combi-boiler. Approximately 90-100m


depth 7m and 3 bedrooms.

Type 3 – 1966-1975

Type 3A Brick façade (brick outside, lime-sandstone inside), small uninsulated cavity (60mm). Concrete ground floor. Wood structured roof slightly insulated with roof tiles. Fixed stairs to attic, attic suitable as bedroom. Original single glass usually altered to double glazing. Natural ventilation. Heating originally with gas heater, usually already altered to individual central heating system with combi-boiler. Approximately 100-120m


depth 8.4 m and 4 bedrooms.

Type 3B

Difference between type 3 A and B is the façade. Type 3B has a non-structural façade (façade filling frames with sandwich panels) and may possible have a flat roof and 4 bedrooms.


Type 4 – 1922-1966

Most of portico flats are built in the 1950’s, mainly in urban areas. The 1960’s portico flats are slightly bigger and more situated in green areas. Earlier portico flats have a brick façade (brick outside, lime-sandstone inside), small uninsulated cavity (50-60mm). After world war portico flats are built with a more industrialized building system with facade filling frames with sandwich panels. Both have uninsulated ground floor, concrete or beam and pot floor (dato, concrete). Non-insulated flat roof. Original single glass usually altered to double glazing. Natural ventilation. Heating originally individual heated with gas heater and for hot water a geyser, usually this is altered to individual central heating system with a combi-boiler or a collective heating system (central heating of a block of flats or district heating). Approximately 60m

2 floor space, width 7.8m, depth

9.6 m and 2-3 bedrooms.


Type 2 and 3 will be used to illustrate the following steps in the holistic approach.

3.2.2 Engineering process

Based on the analysis of both the current energy system and building characteristics a trade-off is made between improvements on building- and installation measures. The trade-off model shows the effect of an improvement in insulation (building-measure) on the heat demand (installation-measure). This is an iterative process. The result is a technical possible solution and a financial optimum between building- and installation measures. This trade-off determines the performance requirements of the installations (heat source, electric source and ventilation) and the insulation values of the ground floor, façade including window-frames and roof. The next step is to choose a product that meets the performance requirements, for example a specific type of heat-pump. Besides the performance requirements the product must also be easy to install and maintain (minimal inconvenience for the tenant). In the Netherlands this has led to various innovations, amongst others the idea of a prefabricated ‘energy module, a façade and use of ICT: an elaborate Building Information Model (BIM):

Energy Module: Module that contains appliances and measurement & control infrastructure required to provide energy services for tenants. Essentially it is: A skid where all installations necessary for heating/cooling, ventilation, domestic hot water, monitoring and inverter for the solar panels are integrally combined so it is to be prefabricated (test-run off site), easy to transport, easy to install and easy to maintain.

Prefabricated façade: To improve the insulation value of the building, with minimal inconvenience for the tenant, building components are prefabricated. Prefabricated insulated façade including window frames and finishing is made off-site and transported to the project. The installation of the new façade takes only 15 minutes.

Type 5 – 1966-1977

From 1975 onwards characterized with an industrial building system (prefabrication). Concrete skeleton with façade filling frames with partly glass and partly sandwich panels. Light insulated façade, light insulated ground floor, light insulated flat roof. Original single glass usually altered to double glazing. Natural ventilation. Heating originally a collective heating system (central heating of a block of flats or district heating) sometimes altered to individual heating system (combi-boiler) Approximately 60-80m


depth 10.2 m and 3 bedrooms.


BIM: The further development of the detailing and dimensions of building components takes place through BIM. The geometry of the existing building envelope is elaborated in detail in Autodesk Revit software after a complete 3D scan of the building. The geometric model of the existing building envelope is used as an under layer for the new design. Engineering sessions with the engineering team, subcontractors and suppliers are held to generate ideas, to value ideas from different perspectives, to optimize and to analyze interfaces with other building or installation aspects in order to achieve the best results.

The new design consists of the following building components:

Prefabricated energy module

Prefabricated insulated roof

Prefabricated insulated façade

Insulation of crawlspace

Additional

Bathroom with prefabricated glass panels, coated floor and new plumbing

Kitchen with prefabricated glass panels, new kitchen cabinets and equipment for induction cooking.

Toilet with prefabricated glass panels, coated floor and new plumbing

3.2.3 Specifications building components (type 2/3)

Type 2 and 3 houses will be used as example to illustrate the following steps in the holistic approach Ground floor The type 2/3 reference house usually has a ground floor of wood or concrete with underneath a crawlspace of approximately 40-60cm. The crawl space is filled up with DROWA-chips (polystyrene). Under air-pressure approximately 40cm chips are blown into the crawl space.

Rc 3,00 m2 K/W


Façade The façade is insulated with a prefabricated insulated timber-framed construction. It is possible to apply a variety of finishings amongst others: brick strips, cladding and glass. The façade is mounted to the existing façade, demolition is limited to the removal of the old window-frames only.

Rc 5,00 m2 K/W

Roof with PV panels The roof is insulated with a prefabricated insulated timber-framed construction with a EPDM water-repellent layer. Mounting clips for the PV-panels are already in the factory made up. On average, a type 2/3 reference house gets 28 PV panels of 280 Wp each. The exact amount depends on the angle of the roof, presence of roof lights, and the length of the building block and whether it is a corner or middle house. The amount can vary from 28 to 36 PV panels.

Rc 5,00 m2 K/W

7840 Wp – 10080 Wp

Energy module The energy-module is a skid where all installations necessary for heating/cooling, ventilation, domestic hot water, monitoring and the inverter for the solar panels are integrally combined. The energy module is to be prefabricated (test-run off site), easy to transport, easy to install and easy to maintain. The skid is slightly insulated and waterproof. The following components are integrated in the energy module:

Air-water based heat pump with buffer vessel for space heating and domestic hot water use. Because of the climate conditions in the Netherlands cooling is not applicable. The existing radiators in the house are used as a heat emission system.

Balanced ventilation system with heat-recovery for ventilation. Air supply in living-room, sleeping rooms and kitchen, air exhaust in toilet, bathroom and kitchen.

Inverter to convert DC ( unidirectional flow produced by PV-panels) to AC ( alternating flow, form in which electric power is delivered to residences )

To monitor the energy performance of the house a monitoring system is integrated in the energy module. Energy use for space-heating, hot-water and ventilation is measured as well as the actual performance of the PV-panels.

Kitchen, bathroom and toilet ( optional ) Housing associations refurbish kitchen, bathroom and toilet on average every 15-20 years. Because some adjustments to the kitchen, bathroom and toilet are required anyway for the deep-retrofit to net-zero-energy, it is logical to also refurbish these elements. For example for ventilation and induction cooking it is obvious to refurbish kitchen, bathroom and toilet at the same time. The refurbishment of the kitchen, bathroom and toilet is inconvenient for tenants. The period in which the kitchen, bathroom and toilet are out-of-use is minimized by the choice of materials and realization process. Demolition is limited.

Polyurea floor coating, after application direct walkable. The floor coating is applied on top of the existing floor. Demolition is therefore minimized.

Glass wall panels are applied on top of the tile layers on the wall. The glass wall panels are prefabricated.

Kitchen cabinets are put together off site.


Figure 3-2 Drowa Chips

Figure 3-3 Timber-framed construction

Figure 3-4 Roof with mounting clips for PV panels

Figure 3-5 Energy module

Figure 3-6 Kitchen, mounting glass wall panels

Figure 3-7 Result, glass wall panels

3.3 Pre-designed tenant participation process

If a housing association decides to renovate family houses or multistory houses, they must obtain approval from the tenants. By Dutch law tenants have the right to vote for or against the deep-retrofit plan. At least 70% of the tenants have to vote in favor of the deep-retrofit plan. The tenants (30%) who don’t agree with the renovation plan can, within 8 weeks’ time, make a written objection to the housing association. A judge will decide, on the basis of the deep-retrofit plan proposal that is given to the tenants, if the plan is reasonable. If the judge decides in favor of the housing association they’re allowed to proceed with the plan. To obtain at least 70% participation, a process, which includes marketing- and communication means, is developed. The development of this process is based on experience in general renovation projects


and altered to specific needs for tenants in deep-retrofit to net-zero-energy projects. Key elements of the participation process are;

bottom-up, create ambassadors in the neighbourhood

deep-retrofit plan must have a ‘like’ factor for the tenant

Individual and small group approach, for optimal communication about the renovation to

the tenant.


4 Project development

4.1 Business value model for the project

In the business value model, the specific values for each parameter are to be completed. The outcome of the business value model is the budget for a cost-effective investment for the specific project. Values of parameters can vary relative to the values chosen in the generic situation (80%). Parameters that can vary are for example:

Specific rent, amongst others rent depends on the location of the project.

Specific Vacancy rate, depends on the location.

Specific management charges, depends on the organization structure of the housing

association.

Decisions for specific techniques or materials of the construction company may affect the parameters (operation costs) of the housing association. Therefore completing the business value model is done in consultation with the housing association and the construction company.

4.2 Customized deep-retrofit-plan

The housing association assigns specific projects for deep-retrofit to net-zero-energy based on their portfolio strategy. Houses that are high in demand, which have a good floor plan and are in need for an renovation usually meet the requirements for a life expansion investment. The construction company compares the specific project with the main types and characteristics as described earlier in chapter two and three. The outcome of the comparison is the level of customization that is required for the specific project. If the adjustment to be made are technically and financially feasible the project is eligible for deep-retrofit to net-zero-energy.

4.2.1 In depth technical analysis

To customize the deep-retrofit product to a specific project an in-depth analysis is done. The in-depth analysis consist for the energy-system of the current;

installations for ventilation, space heating and domestic hot water use.

average heat demand in the neighbourhood (usually in m3 gas)

heat losses, caused by poor insulation (usually in m3 gas)

average domestic hot water usage in the neighbourhood (usually in m3 gas)

average domestic electricity usage in the neighbourhood (lightning, household appliances in kWh)

To obtain exact dimensions, as well as sag in the roof ridges and bulges in brickwork, the housing blocks are scanned with a 3D scanner. The result is a point cloud. Besides an in-depth analysis is made that includes amongst others;

foundation structure

load bearing capacity of the façade

building envelope

lay-out of heating pipes, water pipes, electricity cables

Point cloud and new building components are modeled in Autodesk Revit (BIM)


4.2.2 Customized architectural design An architect makes an architectural analysis of the neighborhood. Although there are some limitations to the design, because of the timber-frame construction and the prefabrication process, it is possible to create variety in the architectural design. The deep-retrofits to net-zero-energy in the pictures below show the variety in architecture that is already realized in the Netherlands. In all projects an insulated timber-frame prefabricated façade is applied.

Figure 4-1 3D Scanner

Figure 4-2 Point cloud in Autodesk Revit


Figure 4-3 Heerhugowaard 2014, constructed by BAM

Figure 4-4 Soesterberg 2, 2015, constructed by BAM

Figure 4-5 Emmen 2015, constructed by BAM

Figure 4-6 Soesterberg 1, 2014, constructed by BAM

4.2.3 Customized technical design

The point cloud is used as a base layer for the dimensions of the new building components. Amongst others to determine the size and position of:

Window frames.

Height and width of the façade elements.

Positions of anchors to mount the façade.

Lay-out of the ventilation ducts.

As mentioned before, a high-level of prefabrication is possible by using Building Information Modelling (BIM) with the sub-contractors and suppliers. Ground floor In general there is little deviation in the ground floor and crawlspace of the type 2 and 3 houses. The accessibility of the crawlspace may differ. Usually the crawlspace is accessible via a hatch in the floor of the corridor, directly behind the front door. In case the crawlspace is not fully accessible it should be made fully accessible. Besides that the crawlspace should be free of rubble.


Figure 4-7 Crawlspace access

Figure 4-8 Crawlspace free of rubble

Façade The timber framed construction is the same for each project, but the architecture can vary. Besides the architecture, usually the dimensions of window frames, dimensions of the façade and the load bearing capacity vary. The type 2 house usually has a cavity wall; a brick layer on the outside, cavity of 50-60mm and a lime-sandstone layer on the inside. The prefabricated timber framed construction is mounted with anchors to the existing façade. The load bearing capacity can vary by the type of brick and the quality of the mortar that is used. If the load bearing capacity is low, additional (renovation) wall ties must be applied first. Wall ties are able to re-connect the brick layer with the lime-sandstone layer and therefore improve the loadbearing capacity. The loadbearing capacity is tested in advance so that the amount and type of anchors can be determined. The position of the anchors is determined via BIM in the 3D model. The coordinates of the anchors are being uploaded in a Robotic Total Station (RTS). The RTS projects the coordinates on the existing façade, so that the prefabricated insulated façade can be mounted on the right position.

Figure 4-9 Extraction test, testing of load bearing capacity of the wall

Figure 4-10 Robotic Total Station Figure 4-11 Load bearing anchors for front- and back façade. Coordinates projected on existing façade.


Figure 4-12 Other type of anchor used at the end-wall

Roof with PV panels The roof angle, and the presence of roof lights or dormer can vary. The structure of the prefabricated insulated roof is the same for each project and is constructed as follows: fiberboard-plate, a damp resistant foil, glass wool in a timber frame construction, chipboard and EPDM. The dimensions and the lay-out of the PV panels are determined in BIM.

Figure 4-13 Integration of roof lights

Figure 4-14 Integration of dormer

Energy module For the type 2/3 the installations are the same. How and where the installations are connected to the existing heat-pipes and radiators can vary. This depends on the existing lay-out of the heat-pipes. The integration of the ventilation ducts in the existing building envelope depends on the position of toilet, bathroom and kitchen and the size of the rooms. Kitchen, bathroom and toilet ( optional ) The finishing of the floors and walls and the type of plumbing is the same for each project. Kitchen and bathroom may vary in size and lay-out. The bathroom for example can include a toilet. The lay-out of the water-pipes needs to be determined for each project specifically.

4.3 Customized tenant participation process

Customization of the tenant participation process is done before starting off with the participation process. It is based on the experience of the housing association with the neighbourhood. A social analysis of the neighbourhood is necessary to customize the tenant participation process. The analysis includes:

- the target group of the neighbourhood For example families with children, one person households or elderly people. Different target groups can have different needs, wishes and ways to gather information.

- Important stakeholders in the neighbourhood For example churches, schools, sport facilities and stores. The goal of the stakeholder


analysis is to get to know the existing sources tenants use to get information about their neighbourhood and to learn who are trusted stakeholders for tenants. If the trusted stakeholders are positive about the plan they can help carry out the plan to the tenants. Usually tenants are more likely to listen to stakeholders in their own neighbourhood than to the housing association or construction company.

- common complaints of the tenants.

The outcome of the analysis gives information on which sources could be used to carry-out the plan, which stakeholders should be involved and what should be the tone of voice. For example in a neighbourhood with elderly it is to be expected that they prefer information printed rather than online and that a resident information meeting can be held during the day instead of during the evening.

Figure 4-15 Example of newsletter

Figure 4-16 Example of deep-retrofit-plan brochure


5 Implementation

5.1 Implementation of the tenant participation process

Orientation phase

The tenants are informed about the intention of the housing association to improve the houses in their neighborhood. Although the deep-retrofit plan is already based on common complaints, needs and wishes of tenants in such houses, questionnaires with tenants are held and used to gain insight in the tenants specific complaints, needs and wishes. The goal is to make sure the tenants are heard and involved in decision making and to determine in what way customization is needed to fulfill the tenants’ needs and wishes. Depending on the wishes of the tenants a tenants committee (representation committee) is formed. Tenants are informed via newsletters and are invited to an information meeting. During the information meeting they are informed on the basis of their complaints, needs and wishes on the headlines of the deep-retrofit plan. Based on an interest bearing the housing association and construction company decides if the deep retrofit-plan meets the needs and wishes of the tenants. If yes, they will start with the construction of a prototype in the neighborhood. Simultaneously with the interest bearing, tenants are asked to authorize the construction company to look into their energy usage. This is necessary to customize the deep-retrofit-plan.

Participation phase

Tenants are informed about the construction of a prototype in their neighborhood via a newsletter. They are invited to an ‘open-house’ event soon after construction work is finished. During the ‘open-house’ they can see what has changed. Employees of the housing association and construction company are there to explain the changes, new installations and to answer questions. Tenants receive a brochure with the description of the deep-retrofit plan and a proposal for the Energy Performance Fee ( EPV ). After the deep-retrofit they have to pay an EPV to the housing association. For further questions and specific situations home visits and consultation hours are held. If 70% approval is reached the project will go through.

Preparation phase

After 70% has approved, then the preparation of the construction works starts. Tenants are invited to the prototype (demo-house) to choose their kitchen set-up and colors of the finishing of the kitchen, toilet and bathroom. Every house is visited to see whether there are specific adjustments to the deep-retrofit plan to be made. For example in case of disability and in case there are differences caused by earlier retrofits. Tenants are informed which exact day construction works starts, on the day – to – day activities in the house, which furniture needs to be moved and how the temporary kitchen, toilet and shower works.

Construction phase

In case anything goes wrong the tenants can go to the site manager and/or the tenant supervisor. They are on site every day. In case there are changes in the day-to-day planning the site manager or the tenant supervisor will inform the tenants about the changes.

After sales

The day of completion the tenants are given instruction on the ‘net-zero-energy’ house and they receive a brochure with a simplified display on the usage of the ‘net-zero-energy’ house. After approximately three months the site manager and his team have a coming back day. During this day they do a check-up on how the tenants experience the ‘net-zero-energy’ house. In case of malfunctioning, damages or defects tenants can call (urgent) 24/7 or e-mail (not-urgent) the Service desk. Tenants receive a logon to a private online portal. The portal contains a dashboard with the energy usage of the specific tenant. The tenant can see his/her energy usage for space heating, hot water, household appliances and the production of solar energy.


5.2 Construction process

The premise is that the tenant can stay in the house during construction works. There are various reasons for this.

The costs that come with temporary relocation of the tenants have a negative influence on the business case.

The process and logistics for the temporary relocation of the tenants takes time and therefore slows down the process of transformation to net-zero-energy of the large housing stock.

Temporary relocation has impact on the tenants daily life for example, distance to school, work, friends and family.

During construction works the inconvenience for the tenant should be minimized. Key-element in this is the high level of prefabrication and the use the Lean method for construction planning. With the use of prefabrication and LEAN the construction time is minimized. Result of the LEAN planning session is a rhythm of two houses per day, which means the same activities one day take place in two houses. The construction process for bathroom, toilet and kitchen is independent of the construction process of the deep-retrofit to net-zero-energy. Per project these schedules are merged. In this case the deep-retrofit to net-zero-energy including retrofit of bathroom, kitchen and toilet could be ready in seven days. It is possible to shorten the planning. However the question is, if this is most convenient for tenants. When considering shortening the planning the amount of employees working simultaneously in or around the house should be taken into account. Based on experience, what is manageable, this resulted in the planning as described below. Short description of the construction process for deep-retrofit to net-energy zero Day 1 – Groundworks

Figure 5-1 Insulate below ground level

Figure 5-2 Plotting dimensions with Robotic Total Station and pre-drilling anchors.


Day 2 - Scaffolding

Figure 5-3 Building scaffolding

Figure 5-4 Hoist scaffolding to next house ( not possible for every project)

Day 3

Figure 5-5 Preparation for new energy-system and ventilation. Ventilation ducts in attic.

Figure 5-6 Adjustments heat pipes to connect energy-module to heat emission system

Day 4 – Façade and energy module

Figure 5-7 Removal of window frames (in case of plastic window frames)


Figure 5-8 Placing and fixing of the façade elements

Figure 5-9 Place energy module

Day 5 – Finish off façade

Figure 5-10 Finish off reveal and window ledge


Day 6 - Roof

Figure 5-11 Removal roof tiles

Figure 5-12 Place roof

Day 7 – Solar roof

Figure 5-13 Temporary place holder solar panels

Figure 5-14 Mounted solar panels


Day 8 – In operation

Figure 5-15 Result – Heerhugowaard, The Netherlands (2014) Short description of construction process for bathroom, toilet and kitchen Day 1 - Demolition

Figure 5-16 Demolition

Day 2 – Adjustments heating pipes, water pipes, ventilation and electricity

Figure 5-17 New water pipes

Figure 5-18 Adjustments electricity


Day 3 – Floor

Figure 5-19 Apply poly-urea floor coating on top of existing floor tiles Day 4 – Glass wall panels

Figure 5-20 Mounting glass wall panels on top of existing wall tiles


Day 5 – Kitchen, plumbing and in operation

Figure 5-21 Result Kitchen

Figure 5-22 Result toilet and bathroom


6 Operation

The construction company remains responsible for maintenance and operation of the energy module and the dwelling. Furthermore the construction company delivers a performance guarantee, making sure the dwellings are net-zero-energy for an extended period of time (40 years). The main tasks during the operation phase are:

planned -, change - and major repairs.

monitoring the performance of a property / dwelling

This means that the provider of the renovation product should consider the full product lifecycle, maintenance of installation and construction and efficiency.

6.1 Monitoring / data collection

The monitoring, measuring and control infrastructure is one of the core elements of the energy module. Since performance guarantee is at the basis of the business case; the performance has to be validated. The measurement system is principally used for:

Validation of net-zero-energy performance for clients and legislation.

Provision of user feedback on the energy production and consumption

Monitoring of installation performance for commissioning and maintenance purposes.

Provision of services for the tenant, corporation or stakeholders active in the energy infrastructure

Key Performance Indicators (KPI’s) which are measured in order to legitimize the collection of the service fee from the tenants are: user energy consumption, energy consumption for heating and auxiliary systems and energy produced by the PV systems. However, measuring other elements can be beneficial for the services mentioned above. The data monitoring is performed according to the International Performance Measurement and Verification Protocol principles and in line with European legislation and EPV legislation. The measurement components that are essential for legislation and guarantees are measured with ‘Measuring Instrument Directive’ (MID) certified meters. Other parameters are measured with lower grade meters. Privacy and security are of key importance at every step, internal procedures for handling data/information, need to be organized as well as technical requirements. Furthermore the user has to agree on the use of the data for performance validation and for every new service that is offered.

Figure 6-1 data management schematic representation


Measured data is transferred via a private local wireless network and via a m2m (3g) connection to the data management system (see Figure 6-1). Various services can be provided based on the data. The most important services being: user feedback and performance validation. In the near future, the data can be coupled directly to simulation models, BIM and the infrastructure is envisioned to be able to provide further services to the occupant (e.g. by integrating with the user’s domotica and using open application programming interface (API)).

6.2 User feedback interface

User feedback is provided via a web portal and a telephone app (html 5 based). The feedback gives insight in energy and production and the ‘net zero energy’ status. The latter is important since the performance guarantee is based on certain ‘bundles’ of energy. The user is free to consume as much energy; however, if the bundle is exceeded, the tenant can expect an additional bill from the energy supplier. Furthermore, the user feedback mechanisms are the main indirect way to influence user behavior (which affects overall energy consumption. A screenshot of the web interface is included in Figure 6-2.

Figure 6-2 screenshot of graphical user interface for user feedback.

The graphical user interface presents real time status on top. Weekly/monthly status is displayed at the bottom, here a ‘battery representation’ is used to present how much energy is left relative to the performance guarantee

6.3 Advanced services

The monitoring and control infrastructure is essential for energy performance monitoring. Providing a truly sustainable solution means one has to consider the environment where the renovation takes place in order to optimize local consumption, minimize social costs and maintain high reliability. Furthermore, long exploitation periods and performance guarantees lead to a need for energy control services and remote maintenance options, so future challenges can be met, such as the potential end of net-metering through new legislation. Provision of smart services in individual houses and also at neighborhood level can contribute to energy efficiency, overall sustainability, improve the business case and provide value for users and other stakeholders. Value for users can be provided by integrating with consumer electronics, providing smart charging or community services. In order to provide such services the houses need to communicate and cooperate. With the measurement and control infrastructure the following services


can be provided that are part of the REnnovates solution, but are not yet part of de Stroomversnelling product:

Optimization of installations and reduction of energy consumption.

Provide energy services to the electrical grid (flexibility).

Commissioning services (remote installation management and error detection).

Such services that are part of the REnnovates concept capitalize on the potential of the monitoring and control infrastructure to use flexibility for improving the business case, both today as well as in future when changes in regulation and the energy infrastructure may provide new challenges as well as opportunities.

6.3.1 Flexibility services

The renovated net-zero-energy dwellings are full electric. Heat is produced by a heat pump, electricity by a PV system. Periods of high demand (e.g. winter evening) or high supply (sunny day in summer) lead to demand/supply peaks on the electricity grid for which they are not designed since as half of the building energy requirement was provided by natural gas in the original situation. The distribution system operator (DSO) has the responsibility to provide sufficient distribution capacity and maintain a high reliable, affordable power system. In neighborhoods with the Stroomversnelling’ renovation, the DSO has to consider increasing the capacity of the electric infrastructure, or take other actions to protect security of supply. If dwellings can however, consume energy in a more flexible way, peaks can be avoided and costs for facilitating the dwellings in the electrical grid are reduced. Since this is valuable for the DSO, there is an incentive to organize the flexibility. Such service is part of the REnnovates concept, but not yet part of de Stroomversnelling concept. Although providing flexibility services to support grid congestion is the primary focus in the REnnovates demonstrators various other flexibility services can be considered such as power quality services, balance services or portfolio optimization services. Flexibility can be employed to provide balancing services for the transmission system operator (TSO). Furthermore it can be employed to optimize the portfolio of a balance responsible party (BRP). Services can be provided to all parties, the Universal Smart Energy Framework (USEF) can be used to facilitate market mechanisms. Service provision to all stakeholders is considered in the business cases.

6.3.2 (local) Optimization

Installations can be optimized by operating them in the most efficient and effective way. For instance, considering the production of heat; the COP (coefficient of performance) improves as the ambient temperature increases. Generation of hot tap water – which is buffered in a buffer tank – is more efficient during warmer hours. When demand profiles and temperature are known, the installation can be optimized. Such an optimization can be run locally.

6.3.3 Commissioning services

Commissioning services based on measured data can be used in remote maintenance (e.g. change of installation settings) or for detection of breakdowns or malfunctions which reduces commissioning costs significantly.


Table of Figures Figure 1-1: Holistic approach within the Stroomversnelling by BAM ............................................................................................. 6 Figure 2-1:Total housing stock by year | Combined and extrapolated dataset Data CiP 2014 & CBS Statline .............................. 8 Figure 2-2: Social housing stock by year | Combined and extrapolated dataset Data CiP 2014 & CBS Statline ........................... 8 Figure 2-3 Stakeholder relationship Before deep-retrofit ............................................................................................................ 14 Figure 2-4 Stakeholder relationship after deep retrofit ................................................................................................................ 14 Figure 3-1: Screenshots of business value model (decision support tool for housing associations) ............................................ 17 Figure 3-2 Drowa Chips ............................................................................................................................................................. 25 Figure 3-3 Timber-framed construction ...................................................................................................................................... 25 Figure 3-4 Roof with mounting clips for PV panels ..................................................................................................................... 25 Figure 3-5 Energy module .......................................................................................................................................................... 25 Figure 3-6 Kitchen, mounting glass wall panels .......................................................................................................................... 25 Figure 3-7 Result, glass wall panels ........................................................................................................................................... 25 Figure 4-1 3D Scanner ............................................................................................................................................................... 28 Figure 4-2 Point cloud in Autodesk Revit .................................................................................................................................... 28 Figure 4-3 Heerhugowaard 2014, constructed by BAM .............................................................................................................. 29 Figure 4-4 Soesterberg 2, 2015, constructed by BAM ................................................................................................................ 29 Figure 4-5 Emmen 2015, constructed by BAM ........................................................................................................................... 29 Figure 4-6 Soesterberg 1, 2014, constructed by BAM ................................................................................................................ 29 Figure 4-7 Crawlspace access ................................................................................................................................................... 30 Figure 4-8 Crawlspace free of rubble ......................................................................................................................................... 30 Figure 4-9 Extraction test, testing of load bearing capacity of the wall ........................................................................................ 30 Figure 4-10 Robotic Total Station ............................................................................................................................................... 30 Figure 4-11 Load bearing anchors for front- and back façade. Coordinates projected on existing façade. .................................. 30 Figure 4-12 Other type of anchor used at the end-wall ............................................................................................................... 31 Figure 4-13 Integration of roof lights ........................................................................................................................................... 31 Figure 4-14 Integration of dormer ............................................................................................................................................... 31 Figure 4-15 Example of newsletter ............................................................................................................................................. 32 Figure 4-16 Example of deep-retrofit-plan brochure ................................................................................................................... 32 Figure 5-1 Insulate below ground level ....................................................................................................................................... 34 Figure 5-2 Plotting dimensions with Robotic Total Station and pre-drilling anchors. ................................................................... 34 Figure 5-3 Building scaffolding ................................................................................................................................................... 35 Figure 5-4 Hoist scaffolding to next house ( not possible for every project) ................................................................................ 35 Figure 5-5 Preparation for new energy-system and ventilation. Ventilation ducts in attic. ........................................................... 35 Figure 5-6 Adjustments heat pipes to connect energy-module to heat emission system ............................................................. 35 Figure 5-7 Removal of window frames (in case of plastic window frames) ................................................................................. 35 Figure 5-8 Placing and fixing of the façade elements ................................................................................................................. 36 Figure 5-9 Place energy module ................................................................................................................................................ 36 Figure 5-10 Finish off reveal and window ledge ......................................................................................................................... 36 Figure 5-11 Removal roof tiles ................................................................................................................................................... 37 Figure 5-12 Place roof ............................................................................................................................................................... 37 Figure 5-13 Temporary place holder solar panels ...................................................................................................................... 37 Figure 5-14 Mounted solar panels .............................................................................................................................................. 37 Figure 5-15 Result – Heerhugowaard, The Netherlands (2014) ................................................................................................. 38 Figure 5-16 Demolition ............................................................................................................................................................... 38 Figure 5-17 New water pipes ..................................................................................................................................................... 38 Figure 5-18 Adjustments electricity ............................................................................................................................................ 38 Figure 5-19 Apply poly-urea floor coating on top of existing floor tiles ........................................................................................ 39 Figure 5-20 Mounting glass wall panels on top of existing wall tiles ............................................................................................ 39 Figure 5-21 Result Kitchen ......................................................................................................................................................... 40 Figure 5-22 Result toilet and bathroom ...................................................................................................................................... 40 Figure 6-1 data management schematic representation ............................................................................................................. 41 Figure 6-2 screenshot of graphical user interface for user feedback. .......................................................................................... 42

Table of Tables

Table 2-1: Total housing stock by owner ...................................................................................................................................... 7 Table 2-2: Total housing stock by year and type .......................................................................................................................... 8 Table 2-4 Typical Dutch energy bill ............................................................................................................................................ 12 Table 2-5: Typical energy bill after deep retrofit .......................................................................................................................... 12

Standardized Guidelines - REnnovates · 2016-02-18 · D1.1 Standardized Guidelines Version 1.0...

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