What is your Energy Level?
Residential and Commercial Energy
Ratings
Garbett Homes of Salt Lake City, Utah
Photograph by: Orlo Stitt
Sandra K. Adomatis, SRA, LEED GA
Adomatis@hotmail.com
Adomatis Appraisal Service
Punta Gorda, Florida
Consultant with Advanced Energy, Raleigh North Carolina
http://www.advancedenergy.org/
Objectives
• Review the reasons the market’s view of
energy is changing
• Describe the physical traits of energy
efficiency
• Identify Energy Modeling Programs
• List documents supporting energy rating
Energy Efficiency
Energy efficiency is “using less energy to
provide the same service”.
Turning off a light is energy conservation, not
energy efficiency. http://eetd.lbl.gov/ee/ee-1.html
Let me hear your
building talk!
Remember …..
“Let’s Get Physical!”
Olivia Newton John
How important is energy efficiency to
the residential user?
NAHB consumer survey found 51.8% of
residential consumers found the term
energy efficiency as positive.
NAHB Research Center
400 Prince George’s Blvd
Upper Marlboro, MD 20774
800.638.8556
www.nahbrc.org
Why is energy efficiency such a big
deal?
• Government Mandates
• TAJ –First Draft Exposure
Valuation of Green Bldgs
• Oil Crisis
• Market Transformation
The term market transformation is the strategic
process of intervening in a market to create
lasting change in market behavior by removing
identified barriers or exploiting opportunities to
accelerate the adoption of all cost-effective
energy efficiency as a matter of standard
practice.
http://www.aceee.org/portal/market-transformation
http://www.imt.org/resources/detail/save-act-factsheet
Benefits of energy efficiency
• Reduce expenses
• CoStar Group – July 28, 2010, reports
energy-efficient retrofits of commercial
buildings has the potential to return twice as
much in savings to owners and tenants as
they require in investments.
Commercial
• A much easier sell – because
– The investor cares about the bottom line......
• Lender accepts income approach as the norm….
– Lower utilities = higher net income
Case Study on 250,000-square-foot office building
Energy Star Portfolio Manager Estimated
Cost
$2,000
Full-blown energy assessment estimated
cost
$5,000 to $10,000
5-Year costs for ES Portfolio Model and 1
energy assessment
*ES=Energy Star
$10,000 to $20,000
Energy Assessment might identify HVAC
and lighting upgrades at estimated cost
$450,000
Utility supports a third of upgrade costs
for net cost of approximately
$300,000
Energy Assessment might identify
behavior changes to save 3% of energy
cost
$30,000 savings
Source: http://blog.groomenergy.com/
Author Jon Guerster April 15, 2013
Case Study on 250,000-square-foot office building
Earnings before upgrades
$4.7 Million
Earnings after upgrades
$4.9 Million
After improvements building is worth
approximately
$2.4 Million more than before upgrades
and assessments
If owner does not make upgrades but does assessment, it will still likely save
$30,000
Income Taxes reduced using Federal EPAct accelerated depreciation
Is it worth knowing your energy level?
Source: http://blog.groomenergy.com/
Author Jon Guerster April 15, 2013
Residential
• Does the market care?
– In California, new homes may be required to
meet net-zero energy level by 2020
• Will the underwriter accept energy
efficiency as an element of comparison?
– Depends
Residential Case in Point
Residential Property
Iowa
Living area
6,800 square feet
Age of structure
7.5 years
Heating/cooling source
Geothermal
Cost of geothermal after
incentives
$5,609/when built
Range of monthly utility bill over
7. 5 years
$52-to-$106
Maintenance issues with
geothermal
None
Residential Rating Systems
Measuring Sticks
HERS Index
Performed by Home Energy
Raters (HERS Raters) trained
and qualified through RESNET.
http://www.resnet.us/certified-auditorrater
Energy Audit versus
Energy Rating
Energy Rating provides a comparative analysis on how energy
efficient a home is when compared to other similar homes.
•
Provides a HERS Index score and uses diagnostic testing
Energy audit (aka energy assessment) pinpoints where and
how a home is losing energy, which systems are working
efficiently, and measure what cost-effective measures can be
taken to rectify the situation.
•
Does not provide a HERS Index score and does NOT use
diagnostic testing
Energy Audit versus
Energy Rating
Austin City Council has a new mandate for all
homes older than 10 years to have an energy
audit before selling a home.
http://www.energystar.gov/index.cfm?fuseaction=pt_awards.
showAwardDetails&esa_id=3649
• MPG rating for homes
– Standardized method for
assessing the energy
performance of a
home’s major energy
systems and envelope
• Low cost service
– Takes about 15 minutes if
in concert with other
assessment; less than 1
hour if stand-alone
– Not intended to replace a
full energy audit or
diagnostics
HES Score
Home Energy Score Partners
– Local and state governments, utilities, non-profits, and other home
performance industry organizations
Qualified Assessors
– Must be certified as BPI building analysts or HERS Raters
– Must also pass a 2-part DOE exam (free, on-line, proctored by a
Home Energy Score Partner)
Homeowner Report
– Asset Score (given standard operating assumptions)
– Home Facts: List of data collected by a Qualified Assessor
– Recommendations for improvements
http://www2.eere.energy.gov/buildings/residenti
al/hes_research.html#webinars
•
DOE is continuing to recruit Partners to implement program
– Score at least 200 homes per year
– Fulfill DOE’s quality assurance requirements (re-score 5% of homes)
•
30 organizations have signed on to be Home Energy Score Partners
Energy Performance Score
(EPS) - A MPH Rating for homes
Provides a standardized assessment of a
home’s energy use and associated carbon
emissions. The EPS allows for one homes
energy use comparison to another without
the influence of varying occupant behavior.
http://energy-performance-score.com/
HERS Insulation Installation
Rating
• Grade 1 – The best – installed per
manufacturers instructions.
• Grade II- The second best – Has
some gaps
• Grade III – The lowest grade – Has
substandard gaps and voids.
http://www.greenbuildingadvisor.com/blogs/dept/building-science/grading-installationquality-insulation
Envelope Sealing Rating
Air Changes Per Hour (ACH): The movement
of a volume of air in a given period of time; if a
house has one air change per hour, it means
that the air in the house will be replaced in a
one-hour period.
http://www.seattle.gov/dpd/GreenBuilding/R
esources/Greenbuildingglossary/default.asp
http://hespro.lbl.gov/pro/
Green Button
http://www.greenbuttondata.org/
Residential Energy Documents
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HERS Index Report – full report
Green Score and worksheet
Complete Energy Audit
Res. Green & Energy Efficient
Addendum
• HES Score
Actual Utility Bills
Are they the most reliable document for
developing energy costs of the residential
or commercial use building? Why or why
not?
Physical signs of energy efficiency
•
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•
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Landscaping
Site orientation
Energy efficient equipment
Window types /shades/ skylights /solar tubes
Overhang
Renewal energy equipment
Timers/ programmable equipment /dashboards
Maintenance history
Commercial Energy Ratings
Measuring Sticks
https://buildingdata.energy.gov/about
DOE Buildings Database
The Database includes information on the energy
use, environmental performance, design process,
finances, and other aspects of each project.
Members of the design and construction teams
are listed, as are sources for additional
information. In total, up to twelve screens of
detailed information are provided for each project
profile. Projects range in size from small singlefamily homes or tenant fit-outs within buildings
to large commercial and institutional buildings
and even entire campuses.
Commercial Energy
Benchmark
• A first step
• Social driver to change occupant
habits
• Changing occupant habits
• reduces usage
• increases net income
• increases value
ENERGY STAR Portfolio Manager
provides Statement of Energy
Performance, including
–Benchmark Score (statistical ranking)
• 70 means your building ranks in the 70th percentile
of similar buildings in terms of utility usage
–Based on actual utility bills and current operations
–100 point scale based on regression developed using
CBECs data
Energy asset rating provides a
standard report including
-Current score and potential score
• Buildings with the same current score may
have different potential scores.
-Uses EnergyPlus model to predict EUI given
standard set of operating assumptions
-Scale still under development
• Adjusted for climate to allow comparison
across U.S.
• Adjusted for building type
Energy asset rating
Asset Score
• No requirement for utility bills
• Not comparing to CBECS or other building
database
• Allows comparison of buildings given standard
assumed operation
EUI
• EUI – Energy Use Intensity, is a unit of
measurement that describes a building’s
energy use. EUI represents energy
consumed by a building relative to its size.
(Total energy consumed in 1 yr in kBtu/total
floor space of building)
Source: http://www.energystar.gov/index.cfm?fuseaction=buildingcontest.eui
Areas with Energy Benchmarking
Year Implemented
Programs City/State
Austin, TX
2011
Minneapolis, MN
2013
New York City, NY
2012
Philadelphia, PA
2012
San Francisco, CA
2011
Seattle, WA
2012
Washington DC
2013
California State
Sept 1, 2013 Effective
Washington State
2009
http://www.phillybuildingbe
nchmarking.com/index.php/
benchmarking/
Chicago Proposes Energy
Benchmarking Law for Buildings
July 2013
The ordinance states that buildings over 50,000 square feet will be required to receive
an EPA Energy Star Score, track and verify their energy consumption. The proposed
compliance dates are:
Commercial and Municipal Buildings:
6/2014 for those larger than 250,000 square feet
6/2015 for those between 50,000 and 250,000 square feet
Residential Buildings:
6/2015 for those larger than 250,000 square feet
6/2016 for those between 50,000 and 250,000 square feet
After one year of compliance, the city would be able to publish individual building
performance data, adding a public incentive for owners to improve efficiency. Exempt
from the law are industrial facilities, storage units, hazardous use units, as well as certain
newly constructed units and those that are facing financial distress.
http://www.cityofchicago.org/content/dam/city/progs/env/SustainableChicago2015.pdf
http://apps1.eere.energy.gov/buildings/tools_directory/doe_sponsored.cfm
Green Building Information
Gateway -GBIG
http://www.gbig.org/collections/4022/activities?view=map
http://www.usgbc.org/DisplayPage.aspx?CMSPageID=2201
Energy Asset Score
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Energy asset score reflects the asbuilt physical characteristics of a
building and its overall energy
efficiency, independent of occupancy
and operational choices.
The physical characteristics include
– Building envelope (window, wall,
roof)
– HVAC system (heating, cooling, air
distribution)
– Lighting system (luminaire and
lighting control systems)
– Service hot water system
– Other major energy-using
equipment (e.g. commercial
refrigerator, commercial kitchen
appliances, etc.)
45 I Energy Asset Score
Energy Asset Score
Building energy use is affected by many factors.
eere.energy.gov
Relevance of Asset Score
• Buildings #1 and #2 have similar ENERGY STAR scores, but widely divergent asset scores.
• Used together, an energy asset score and an energy benchmark can inform the decisions of a
building owner, operator, buyer, or lessee. Asset Score links to PMS.
Building #2: Low Asset Score
Building #1: High Asset Score
Equivalent
ENERGY STAR
Portfolio
Manager
Score
Energy Assets
O&M/
Occupant Behavior
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Good energy assets
Poor operation
May be a candidate for low-cost
operational improvements.
46 I Energy Asset Score
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Poor energy assets
Good operation
Low asset score may highlight need to replace
outdated equipment or prepare for replacement
costs in the near future.
eere.energy.gov
Energy Asset Scoring Tool
• EnergyPlus engine used to estimated energy use
intensity (EUI) and generate an asset score based on the
building envelope, mechanical and electrical systems,
and other major energy-using equipment. – similar to
Home Energy Score for Res.
User clicks “Score
Building” and
receives Energy
Asset Score Report
• Provides building system evaluations for building
envelope, service hot water, HVAC, and lighting systems.
• Identifies cost-effective improvements.
• Provides an additional "after upgrades” score that
demonstrates the potential energy impact of the
recommendations.
47 I Energy Asset Score
eere.energy.gov
Data Requirements
•
Users can enter different amounts of data to receive results of varying
degrees of specificity for their building.
•
•
inputs
Verified • Detailed
with validation
Not available during pilot by qualified
Requirements still TBD
party
Advanced
Simple
48 I Energy Asset Score
• More detailed
input set
• Basic minimum
data needed
• Anyone can do
• Will likely require a qualified
professional to verify and submit the
data
• Intended to support public
statements about building asset
• Users provide data for as many of
the additional fields as they choose
• Required to generate score and
report
• Inference engine generates default
values for a few fields
eere.energy.gov
Levels of Use
Simple or Advanced Level
Verified Level (still under development)
Step 1
Collect & input data using energy asset
scoring tool
Will require greater amount of data as well as
verification by a qualified professional
Step 2
Submit data online
Submit for rating online
Step 3
System infers values that user leaves
blank
Limited inferences allowed.
Step 4
Receive preliminary energy asset score
report – new or existing bldg
Receive verified energy asset score report
For building
owner or
operator’s
information
49 I Energy Asset Score
For appraisal,
real estate
transaction, or
public display
eere.energy.gov
Recent Program & Scoring Tool Improvements
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Refined data requirements based on sensitivity analysis
Redesigned user interface based on 2012 Pilot feedback and user-centered
research
– Added detailed on-screen user help throughout tool-– Live demo on line
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Created multi-block function for mixed-use buildings and buildings with complex
geometries, envelope properties, and HVAC systems
Added greater variety of use types – Refrigeration areas not handled yet
– 2012 Pilot: office, school, retail, warehouse only
– 2013 Pilot: 2012 Pilot use types + lodging, multifamily, library, courthouse, mixed use
(can also include senior center, city hall, post office, medical office) Expanded HVAC
•
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options-provides more accurate score of mixed use
Developed application programming interface (API) for third-party tools
Added a link to Energy Star Portfolio Manager (ESPM)
– Allows user to download building info directly from ESPM
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Improved weather adjustment methodology
– Separately adjust for heating and cooling
50 I Energy Asset Score
eere.energy.gov
2013 Pilot
Objectives
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Test new user interface including multi-block feature
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Collect data on wide range of buildings to assess 100-point scale and its application to
different building types and climates
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Gather feedback on the data collection process and Asset Score Report
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Follow up with 2012 Pilot Participants on impressions of new Asset Score Report
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All 2012 Pilot Participants will receive updated Asset Score reports for their buildings
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2012 Pilot Participants are welcome to add data and/or buildings as part of the 2013 Pilot
•
Test API codes with third-party software developers
Timeline
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Jul 1 – Sep 30: Pilot Participants collect data & score buildings using Scoring Tool
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Throughout process, Pilot Participants are strongly encouraged to provide feedback to DOE via informal
discussions, webinars, and on-line questionnaire
•
Oct 1 – Dec 31: DOE analyzes data
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January 2014: DOE presents Pilot findings
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TBD 2014: DOE releases new version of Scoring Tool
51 I Energy Asset Score
eere.energy.gov
Anticipated Program & Tool Updates
(post 2013 Pilot)
High Priority
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Improve user interface, scoring methodology, Asset Score Report, etc. based on 2013 Pilot feedback
Allow users to pick energy efficiency measures and test how different scenarios affect “score with
improvements”
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Add Phase III use types
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Link to NREL Building Component Library
Focus on parking garage, food service; potentially include food sale and data center
Customize user interface based on climate and use type
Continue expanding list of HVAC systems and controls
Add renewable energy data fields and calculations
Continue to refine recommendations
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Incorporate findings from Spring 2013 evaluation which compared the Scoring Tool’s recommendations with those of 2
professional auditors following onsite audits of 4 different buildings
Secondary Improvements
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Allow users to enter their utility rates to evaluate efficiency upgrade options
Add advanced lighting controls
Develop user interface for utility program administrators
Develop user interface for qualified assessors who provided “verified” score
Link to other tools/database (DSIRE, OpenEI, Google Geocode, Google Map, Portfolio Manager)
52 I Energy Asset Score
eere.energy.gov
Useful Links
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Energy Asset Score website
http://www1.eere.energy.gov/buildings/c
ommercial/assetscore.html
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Energy Asset Scoring Tool
buildingenergyscore.energy.gov/
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Asset Score Email Box
asset.score@ee.doe.gov
53 I Energy Asset Score
eere.energy.gov
Consequences of high and low
performing buildings
• High utility costs / Lower net income
• Longer marketing periods
• Lower rents
• Could penalties assessed through
additional taxes be next for inefficient
buildings?
www.dsireusa.org
AI Green Resources
http://www.appraisalinstitute.org/education/
green/default.aspx
Appraiser’s Guide to Identifying Green Building Features in a Home
By Kathy Price-Robinson
http://www.appraiserresearch.org/research-results/green-guide.html
Advanced Energy – Knowledge Library
http://www.advancedenergy.org/buildings/programs/energy_star/
http://www.appraisalinstitute.org/education/green/default.aspx
Sandra K. Adomatis, SRA, LEED GA
Adomatis@hotmail.com