Section: I
CHALLENGE
Two factors typically attribute to the erosion of HVAC operating cost savings using software: Older building automation systems and tight comfort tolerances. 3700 North McDowell presented both of these challenges in a building envelope with less than 37k sq. ft. of usable office space – A building size that typically doesn’t warrant complicated savings strategies.
Basin-Street’s engineering staff had several existing challenges that we had to account for as well including a building automation system strewn with communication errors and malfunctioning unitary controllers. They looked to EnerDapt to not only optimize HVAC equipment operation and lower costs, but to drive economical repair and upgrade solutions.
OBJECTIVE
Add our virtual engineer Hank to the building to drive at least 30% energy savings and fix existing system issues.
Section: II
GETTING STARTED
With mechanical drawings supplied to us by Basin-Street’s engineering team, we went to work teaching our virtual engineering Hank how to discover and quantify abnormalities in the existing HVAC system.
Unlike other sites Hank has managed, 3700 Old Redwood output both valid and invalid data that had to be parsed and filtered to gather actionable, financial intelligence. Initial discovery of problems included automation controller errors and field wiring errors preventing the proper control of equipment. After two-weeks of gathering data Hank was able to monitor 16-different alarm types generating 133,000 active events per month – All equating to at least $1,100.00 in lost energy and 3-excessive service calls per month.
Section: III
ADDING OUR VIRTUAL ENGINEER HANK
Once our virtual engineer Hank was able to analyze the system and discover repairable issues we enabled his optimization features to drive savings. Like other sites, we developed an implementation strategy inline with Basin-Streets goals which included better comfort as the highest priority followed closely by equipment savings. Once authorized, Hank took the information he had learned during discovery process and went right to work modifying operational characteristics of each unit in the building based on our prioritized goals – Managing over 120-different setpoints throughout the building and making nearly 200-adjustments per hour!
Generating New Insights
Previous sites our virtual engineer Hank managed had ample amounts of information to drive real-time cost evaluation and actionable-intelligence. Although we had sufficient mechanical records, the existing building automation system was far older than other systems we had previously managed. Teaching Hank was more sophisticated than past implementations as our team had to develop custom logic to fill the technological gaps of an aged system. Despite concerns about the lighter point-density, our team was able to use existing sensors to generate new insights vital to Hank making autonomous, real-time adjustments to equipment operation.
Predictive Analytics
Our virtual engineer Hank was able correlate existing site data along with our generated insights to empower extremely accurate predictive analytics. Critical equipment setpoints including zone flow and space temperature were forecast at 92% accuracy – Allowing Hank to discover, quantify and even autonomously repair abnormalities.
Autonomous Optimization
Optimizing HVAC equipment has traditionally been based on blanketed engineering knowledge regardless of individual site conditions including: Equipment age, weather conditions, building usage, occupancy, etc. We taught our virtual engineer Hank similar engineering principles but gave him the ability to modify sequences as necessary based on individual system characteristics. In the 3700 Old Redwood building Hank was able to learn how each unit operated and make small adjustments down to the zone level, generating large impacts to savings and degradation.
UPFRONT COSTS
LIFE CYCLE COSTS
Cost-Driven Analysis
Four months into the case study Basin-Street acquired a new tenant with unique space usage requirements. As part of the lease, the tenant requested 24/7 HVAC conditioning for 550 sq. ft. of call center space. Our virtual engineer Hank ran a full cost-analysis of installing a dedicated HVAC unit versus utilizing existing HVAC. With some slight upgrades, Hank could isolate the existing HVAC for the new call center and save Basin-Street $17,400.00 over a 3-year forecast versus installing a dedicated system.
Section: IV
LESSONS LEARNED
Although older equipment or control systems present challenges associated with lower point density, we were able to generate the insights necessary to drive savings and accurately measure equipment degradation.
Most challenges with the HVAC system at the site centered around the age of the equipment which ultimately included controllability. Rooftop air handlers originally were packaged with onboard controls that only allowed for control via physical, hardwired connections. Our virtual engineer Hank discovered early on the controllability issue put severe limits on overall savings and system modification – Limiting overall savings to just 63% of our calculated reduction.
Typical building automation strategies would suggest replacing the entire control system as it was approaching 18-years old. After running a payback analysis on the entire system, we discovered only replacing key controllers would net a 16-month payback with only $6,000.00 of capital expenditure.
Section: V
RESULTS
With Hank managing the building we yielded 31% HVAC energy savings with corresponding equipment degradation reduction – A total savings of ~$9,700 annually. Modification and upgrade of key equipment components would add at least $1,200.00 to annual savings with cash-flow positive financing. Our technology-driven ecosystem between between our HVAC service partner and the end user was extremely valuable in the cost evaluation of new projects – Delivering $17,400.00 in capital cost avoidance through alternative, software-based solutions.
$1,100
MONTHLY SAVINGS
$84,000
INCREASED
ASSET VALUE
$17,400
CAPITAL
AVOIDANCE
CARBON FOOTPRINT
HOMES POWERED
BARRELS OIL SAVED
ACRES FORREST SAVED