Green Professional Building Skills Training Operations and Maintenance Essentials REVIEW Green Professional Building Skills Training

Why does sustainability in building operations and maintenance matter? Building Operators have a primary role in efficient operations and safeguarding the health & safety of occupants and workers (see page 2). 1 O&M IN GREEN BUILDING

Give an example of how the operation of one facility system in a building affects another of the building’s systems Changing your lighting from incandescent to fluorescent will save money on your electric bill, but will also increase the heating bill, and decrease the airconditioning bill. Why? Because the power going to the lights, which is released as heat to the space, will have been reduced dramatically (see page 4.) 1 O&M IN GREEN BUILDING

When would you measure water by cubic feet rather than by gallons? The term cubic feet (cf) or hundred cubic feet (ccf or HCF) is used when measuring larger amounts of water (see page 6) 2 BUILDING PERFORMANCE METRICS

Why is it important to measure energy and water consumption? Keeping track of water and energy consumption is an important component of achieving sustainability in your building operations, as it allows you to identify areas for improvement and benchmark progress (see page 6.) 2 BUILDING PERFORMANCE METRICS

What is benchmarking and how does it help manage energy and water consumption? Benchmarking establishes a baseline of energy or water use over at least a full-year period, for comparison with future patterns of use and to average behavior for similar buildings. Benchmarking identifies potential savings and prioritizes necessary improvements (see page 11.) 2 BUILDING PERFORMANCE METRICS

Why pay close attention to water and energy bills? Paying careful attention to water and energy bills helps you to identify problems that need immediate attention. A significant increase in usage without changes to equipment, occupancy, or demand signals a problem (probably a leak) that you must address to avoid further waste (see page 9). 2 BUILDING PERFORMANCE METRICS

What is the purpose of the building envelope and why is it important that it works effectively? Thermal comfort Efficient operation of building systems Balance heat flow Control air infiltration Manage moisture If the envelope is inadequate, the building can have serious problems that can affect the health of building occupants, require other building systems to work harder, increase energy consumption, and even reduce the life of the building (see page 16.) 3 THE BUILDING ENVELOPE

What are the three types of heat transfer and how does the building envelope control them? Conduction: Heat is transferred through direct material contact. Building insulation increases the thermal resistance of the envelope and reduces conductive losses. [Click for next] Radiation: Heat is transferred through direct line-of-sight electromagnetic waves (light or infra-red). Wall, glass, and roof coatings or shade on the building can influence the reflection and absorption of solar heat radiation (see pages 16-17). Convection: Heat is transferred through air (or water) movement. Tight building construction, weather seals, and vapor barriers work to reduce air infiltration and convective heat losses. [Click for next] 3 THE BUILDING ENVELOPE

Explain the stack effect. The stack effect occurs when air in a building warms up, rises to the top and escapes through openings at the roof, pulling in new, cooler air from openings at the bottom. This cycle also happens in reverse when it is warmer outside, pulling warm moist air in from the top of the structure, although it is normally much less pronounced (see page 21.) 3 THE BUILDING ENVELOPE

Explain two methods used to control stack effect. Compartmentalizing interior spaces Coordinating use of HVAC ventilating systems and operable windows. Insulating and air sealing the roof. (see page 21.) 3 THE BUILDING ENVELOPE

Describe how to prevent condensation of water in walls. A way of living that meets the needs of the present without compromising the ability of future generations to meet their own needs. Describe how to prevent condensation of water in walls. Condensation is best controlled through proper wall insulation, well sealed insulated windows, and vapor barriers. 3 THE BUILDING ENVELOPE

What are two ways to check for water leaks in boilers? 1. Attach a water meter to the low water cutoff and automatic feeder combination, and track usage through your logging process. Higher-than- expected water use means a leak. 2. Turn off the water feed valve, then mark the gauge glass with a grease pencil and check the level 12 hours later. If the water level has dropped by a large amount, there is most likely a leak (see page 27.) 4 WATER USE

What does combustion efficiency measure and how do you measure it? It measures how well a piece of equipment burns a specific type of fuel (how much energy is NOT lost up the stack.) It is measured with an instrument that extracts and analyzes flue gases while the boiler is firing. (See pages 30-31.) 5 HEATING & COOLING

Give three examples of problems that can arise with HVAC distribution, and ways to manage those problems. 1. Water heat or cooling loss in pipes (10-40% of heat can be lost by uninsulated pipes in unconditioned spaces): Make sure system and piping is adequately insulated 2. Hot air leaks and losses: Address holes and gaps in ducts Malfunctioning steam valves (in one-pipe systems) and steam traps (in two-pipe systems): Make sure duct dampers and diffusers are open where necessary and pneumatic controls are correctly calibrated and operating (see page 34.) 5 HEATING & COOLING

Name a situation where fluorescent lamps (linear and CFLs) are not appropriate. Situations that require a full color spectrum Closets (take time to turn on fully) Places where proper disposal is difficult (mercury issues) Retrofitting in non-fluorescent sized fixtures (must account for ballast that are built into the base of the lamp, making the lamp itself larger than an incandescent lamp) 6 LIGHTING

consider lamp disposal? Why is it important to consider lamp disposal? Fluorescent lamps and CFLs can present a disposal challenge because they contain more mercury within the lamp itself than other lamp types. A recycling program should be considered. (see page 43.) 6 LIGHTING

How can sensors and timers increase lighting efficiency? Occupancy sensors and vacancy sensors can be used in rooms that are often left unoccupied, to light up the space only when occupied. They can save up to 70% of energy costs for lighting. Timers can be set to power lights on and off depending on a room’s or building’s occupancy schedule. (see page 45.) 6 LIGHTING

What are some pollutants that can cause sick building syndrome? Dust and mites Particulates Mold (which can be caused by too much or too little moisture) Volatile Organic Compounds (VOCs) Combustion pollutants (including CO) CO2 (which can indicate low oxygen) 7 INDOOR AIR QUALITY

Describe one or two problems that occur when relative humidity is too high, and one or two that occur when it is too low. RH too high: Mold and mildew growth Dust mites RH too low: Dry skin conditions (eczema or psoriasis) Eye, nose, throat irritation (asthma, respiratory illness) (see page 48) 7 INDOOR AIR QUALITY

Name three causes of poor IAQ, and what building managers can do to ensure they don't occur in their building. RH too high or too low: Check ventilation around high moisture areas (showers, laundry room, etc.) Particulates (mites, dust, etc.): Use a HEPA vacuum, dirt trapping door mats Lack of air exchange: Calculate CFM or ACH to determine whether fresh air and exhaust systems are needed and confirm that exhaust systems are not clogged. VOCs: Use low VOC green cleaning techniques and products. Combustion pollutants: Monitor exhaust gases that could come from outside sources (garage), or indoor appliances (boilers, stoves) 7 INDOOR AIR QUALITY

This allows engineers and managers to solve problems more effectively because they have a clear sense of how the systems are meant to function. Today, the USGBC and ASHRAE have specific criteria for what a systems manual should include, a sign that commissioning is becoming a major component of new construction and green building practices (www.ashrae.org). Pg. 60-61 What is a commissioning manual and how is it different from standard equipment manuals? Operating manuals use a whole-building approach and have detailed best practices tailored to the building and its systems. (See pages 60-61.) 9 Cx AND ENERGY AUDITS

What are continuous and retro-commissioning and why are they important for building systems’ efficiency? For new construction, commissioning is a formal process to verify that building systems perform the way they were meant to, based on construction documents called the Owner’s Project Requirements (OPR) and the Basis of Design (BOD). Continuous Commissioning® is an ongoing process for the life-cycle management of the building. It was developed by Texas A&M, and is implemented by licensed providers. In this process, a commissioning agent returns on a regular schedule (typically on a three-year cycle) to systematically review, measure, and verify system performance. Retro-commissioning (Retro-Cx) is for buildings that were never commissioned. During this process the commissioning agent, using a whole-building approach, goes back through the building to review systems and determine a strategy for making the equipment and systems work optimally. Pg. 60-62 Commissioning verifies that building systems perform the way they were meant to. Retro-commissioning (for buildings that were never commissioned) reviews systems and determines a strategy for making them work optimally. (See pages 60-62) 9 Cx AND ENERGY AUDITS

How do energy audits lead to better building efficiency? An energy audit allows you to assess how energy is used in your building and to identify opportunities for increased efficiency. These opportunities may involve changing operating practices to reduce energy consumption or retrofitting the building to make the building more energy efficient. An audit shows how to correct problems, update equipment, and manage systems so you save money over time. The cooperation of building staff in carrying out the audit, and especially in facilitating the implementation of recommended measures and ensuring that new equipment is operating correctly, is essential to the success of the project. Pg 64 How do energy audits lead to better building efficiency? An energy audit assesses how energy is used in a building and shows how to correct problems and manage systems to increase the building’s energy efficiency. An audit also seeks out capital investment opportunities for new, energy saving equipment 9 Cx AND ENERGY AUDITS

Why is it important to use a “whole-building” approach when implementing energy audit recommendations? When implementing recommendations, it’s essential to continue thinking about buildings as whole systems. All savings affect one another, and if not scrutinized carefully, can result in lower-than expected energy savings. For example, replacing incandescent light bulbs with fluorescents may not result in a net energy savings if one of the building’s heat sources (heat from incandescent bulbs, which lose over 90 percent of input energy as heat) is now gone. If space heat is provided by gas or oil, this will still result in cost savings, although not as large as anticipated. If the building is heated electrically, there may be no savings at all. Conversely, replacing incandescent lamps with fluorescent lamps will result in greater than expected savings if the space is air-conditioned, since now the AC has less heat to remove. Unanticipated issues such as this one can have an impact on the overall efficacy of the audit and the subsequent saving solutions implemented. In general, it doesn’t typically make sense to do just one thing. Rather, one should recognize the interaction of the measures, estimate the savings accurately, and package them in the most effective manner. A new heating system is dependent on your building’s tightness and without consideration of how the different systems interact, you may just end up heating the outdoors more efficiently. Pg. 66 All systems affect one another, and if not scrutinized carefully, can result in lower-than expected energy savings (e.g. HVAC affected by replacing incandescent light bulbs with fluorescent) (see page 66.) 9 Cx AND ENERGY AUDITS