Thinking You’re in Need of an Energy Audit?
No matter what field you work in, chances are you are using high levels of energy to operate your building. A significant amount of energy is consumed to properly operate a building’s HVAC and lighting systems, as well as all of the other basic essentials necessary for occupants. From building setpoints and schedules, to unwanted air infiltration and uncomfortable room temperatures, there can be numerous issues that can hike up energy costs and increase carbon emissions. This guide explains the importance of conducting regular energy audits to improve energy efficiencies, reduce costs, and help businesses make the most of their resources all while meeting building regulations and standards.
Is your building operating efficiently?
What is an Energy Audit and Where Do I Begin?
Conducting an energy audit is essential for understanding and improving energy efficiency in buildings. During an energy audit, experienced professionals will visit your building to conduct thorough building assessments. From there, they will identify whether the equipment and systems are being operated properly and document ways in which efficiencies can be improved. Furthermore, regular energy audits are highly important for keeping all building occupants both comfortable and safe.
“Energy audits are the clients first step in acknowledging something should be changed to better serve the space and reduce energy consumption.”
– Evan DeCotis, Department Manager of Building Engineering Services and Energy Leader at Colliers Engineering & Design
To ensure your energy audit is streamlined from start to finish, it is important to bear in mind the following steps:
- Define Your Problem: Identify what problem or problems you are trying to fix. High utility bills, excessive equipment maintenance, carbon reduction goals, or occupant discomfort are all common issues.
- Create Your Team: Identify internal and external stakeholders of this problem. A clear understanding of the role each stakeholder plays on your team is important, all the way from daily site occupants to the building maintenance staff, to the CFO.
- Pair with a Trustworthy Partner: Seek out a trustworthy partner with advanced knowledge and experience who can expertly guide you on building systems and equipment.
- Be Open-Minded: Be prepared to accept that things can change during an audit. Take into consideration future risks, occupant safety, and understand how your decision making can impact the identified stakeholders.
What Can I Expect During an Energy Audit?
Depending on the conditions of the building, energy auditors will typically conduct either a Level 1, Level 2, or Level 3 ASHRAE (American Society of Heating, Refrigerating and Air Conditioning Engineers) study. The level of study to be performed is based on both the needs of the building and the building users/occupants.
ASHRAE Level 1: Walkthrough
Typically performed in a one-day site visit, energy auditors will investigate the existing operational conditions of the building and make recommendations on general improvements. The audit includes a utility bill analysis and an order of magnitude cost and energy savings. Further studies may be needed depending on whether their findings discover there is a larger issue at hand.
ASHRAE Level 2: Whole Building
Level 2 energy audits require a thorough investigation of all building systems to help the client gain a holistic understanding of operations, greater problem areas, and how they can make better use of their energy consumption for long-term savings. During this study, rigorous calculations are made, photographs are taken, and existing equipment documentation is collected. Interviews with staff and building occupants are key to finding and resolving operational issues.
ASHRAE Level 3: System Specific
Level 3 energy audits are typically considered “investment grade audits”, where the business owner already has a plan and an idea to replace or upgrade building systems. In this case, energy auditors will help the client fine-tune a solution to that targeted problem by documenting and performing different tests to pinpoint exactly where the issue is. The study can including energy modeling and installation of short-term data loggers to validate and verify performance upgrades.
Ultimately, your knowledge of the building will help lead to which study should be utilized, making the process of discovering the root causes of the issues more streamlined, efficient, and cost-effective.
When Should I Plan an Energy Audit?
It is recommended to perform energy audits a couple of years after a building’s been in use. Being proactive early on will help alleviate long-term performance issues and critical financial implications that will harm the business. After that, owners should plan to have an energy audit conducted at regular intervals thereafter. If building systems are not operating at full capacity, there are increasing maintenance issues, or there are increasing comfort or occupant complaints, it is advised to schedule an audit sooner rather than later in case of equipment malfunctions and system errors to alleviate potential short- and long-term harm.
When a building is first constructed, it undergoes a process called commissioning. During this process, an engineer and contractor work hand in hand to ensure that every piece of equipment is operating as it was designed and intended explains Evan DeCotis. Once this process is finalized, a comprehensive report is sent to the owner of the building. Once a building has been operational for a number of years, the act of retro-commissioning, or recommissioning, is recommended. This is the systematic process of fine-tuning building systems to ensure that they are still meeting either the original building design intent or, as the building matures, that system operations are modified to reflect the current operational needs.
What Can I Expect to Find in the Report?
The energy audit report will include all the details of your building from existing conditions and defined facility requirements to energy conservation measures and cost savings. It will also include detailed photographs describing any issues, graphs that show data for electrical or natural gas usage, and charts that highlight energy usage and a utility disaggregation – where the consultant identifies the end-uses of energy within the building.
This comprehensive report is your roadmap to future success and a reflection of how you choose to take care of your building. Each decision that is made ultimately affects the overall performance of your building, business activity, and the satisfaction of building occupants.
How to Obtain Green Building Certifications
Depending on how energy efficient your building is, you may be eligible for different certifications such as ENERGY STAR®, Leadership in Energy and Environmental Design (LEED), or EcoVadis that establishes your credibility for high performance buildings.
To obtain an ENERGY STAR® certification, you must apply on their website and earn a score of 75 or higher on the EPA scale from 1-100. Scores of 75 or higher represent that your building is top performing in energy consumption in relation to other buildings throughout the country, helping you and your business stand out in a competitive marketplace.
If you wish to become an accredited LEED professional, you can either take the LEED Green Associate exam which shows general knowledge of green building practices, or LEED AP with specialty that demonstrates advanced knowledge and that you’re actively working on green building related projects. Exams can be taken either at home or in-person at a testing center depending on what you prefer. Click here to learn more about the steps needed to become LEED certified in various markets.
On the other hand, if you would like to register a specific project that enables your building to become LEED certified, you must do so with Green Business Certification Inc. (GBCI) by selecting a rating system according to the building type, submitting for review, and earning a minimum of forty points or higher that shows whether your building is ranked at a silver, gold, or platinum level.
You may also consider receiving your EcoVadis certification, which evaluates and scores your business annually based on environmental, labor & human rights, ethics, and sustainable procurement. Companies will receive a score from 1-100 and, if applicable, earn a bronze, silver, gold, or platinum medal based on sustainability performance.
Regardless of which certification you choose for your building, obtaining a certification is an excellent way to show your expertise and desire to be a leader in sustainability and to manage your energy consumption like a pro.
Looking Ahead
At the end of the day, energy audits are paramount to keeping systems operating at peak performance and should be conducted regularly. They can also help you make the most of your energy usage in a way that’s sustainable and environmentally conscious.
“Every building has its problems. In its simplest form, an energy audit is a tool to help better understand your building. The results will help shed new light on existing operational issues, while also providing an expert opinion on problems to anticipate in the future. Further, it will investigate the bottom-line financial implications of the building’s energy performance, allowing for informed short- and long-term decisions to be made for continued operational success,” says Evan.
One of the best things you can do to prepare for an energy audit is to be proactive and get a better understanding of your existing building. Talk with occupants, users, and maintenance staff. Organize your utility bills, gather recent maintenance invoices, and know your building’s needs.
Looking to learn more about energy auditing or have questions? Contact Evan DeCotis, P.E., CEM, CEA
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