Energy Performance Contracts
Handbook
Sample Document: Preliminary Energy Audit
Template
September 2014
Sustainable Energy Authority of Ireland – National Energy Services Framework
2
Preliminary Energy Audit
for
[Client Name]
[Facility Location]
[Logo (optional)]
Prepared by
[Energy Advisor Personal Name, Professional Qualifications]
[Advisor Employer/Trading Name if applicable]
[EA Logo]
Report Date: [dd mmm yy]
SEAI TA Ref. No.: [xxxxx]
SEAI PS Client ID: [PS Client ID / not applicable]
2
Sustainable Energy Authority of Ireland – National Energy Services Framework
3
Guidance (for deletion)
SEAI recommends that this report be completed by a suitably qualified, experienced
and independent Energy Advisor with the objective of establishing if there is a
financially viable project and what the scope of that project is; if there is not a viable
project, further effort can be saved.
This template is to be used by the client/host’s Energy Advisor (“EA”, i.e. consultant or
other) for preparation of a Preliminary Energy Audit report where the client/host has
received Technical Assistance from SEAI.
For calculations and tables the accompanying spreadsheet template has been provided.
The spreadsheet should contain all the EA’s workings, assumptions and be fully
transparent, with annotations where calculation methodology is not obvious. Tables
may be pasted from the spreadsheet into this report as appropriate.
The EA should familiarise their self with the layout of this report and plan to put the
appropriate information in the appropriate location. One should follow the logical
progression of the report, rather than writing the entire report in section 1 or 2!
It is intended that this be a Preliminary Energy Audit, not a fully costed and analysed
Investment Grade Audit; the difference being the time/effort that goes into quantifying
savings and capital costs. This Preliminary Energy Audit should be conservative on the
low side when estimating savings and conservative on the high side when estimating
costs.
We recommend the EA:




Draws extensively from available documentation and factual data, such as
utility bills, drawings, maintenance logs.
Applies rules of thumb to estimate energy use for common energy systems (e.g.
DHW load).
Calculates efficiency related savings based on an inspection and rule of thumb
judgement of likely percentage improvement in efficiency, where it is
appropriate to do so. A number of SEAI saving calculators are available at:
http://www.seai.ie/Your_Business/Resources/Technology_Assessment_Tools/
Provides capital budget figures based on foreseeable scope of works, previous
experience of similar projects and associated rules of thumb.
Where fuel switching occurs, savings may be quantified based on both differences in
current average fuel prices (where there is a fuel conversion aspect to the project) and
expected seasonal efficiencies of existing and proposed installations. Avoid using
different indexation factors for different fuels in the future unless these can be clearly
justified. Indeed, using a fuel cost indexation factor which is above the general rate of
inflation is likely to be difficult to justify and will be subject to close scrutiny.
The source of any information or data should be clearly referenced.
3
Sustainable Energy Authority of Ireland – National Energy Services Framework
4
In some cases it may be necessary for the client to install some metering, or the EA to
install some temporary metering, to facilitate completion of this audit.
If there are a number of buildings, particularly in different locations, a number of
separate reports with a single overall summary may be easier to complete and review.
In this template:




Text within [square brackets] should be replaced with client-specific text.
Text in grey consists of instructions to the Energy Advisor and should be deleted or
replaced as appropriate, before submission of the report to the client / SEAI.
The normal black text should be left in the final version of the report – unless it is
inappropriate. Body text is Times New Roman 12. Main section headings are Times
New Roman 14 Bold. Sub-headings are Times New Roman 12 Bold. Please maintain
the formatting of this document.
Tables, including spreadsheet, use Arial 10.
Include any photographs in the Appendix to this report. Only include photographs if
they add value to the report. Include appropriate captions and references from the
main body of the report to accompany the photographs.
Prior to printing to PDF, check the layout, page breaks and update the table of
contents.
A draft of the report (and spreadsheet) should be submitted for client review and
updated as appropriate. The finalised report is to be submitted by the client to SEAI as
part of the claim for Technical Assistance. If, on review, SEAI deem it inadequate or of
poor quality, SEAI reserves the right to withhold the Technical Assistance payment
from the client.
4
Sustainable Energy Authority of Ireland – National Energy Services Framework
5
Executive Summary
This summary can be copied directly into the Energy Contracting Workbook – Stage 2.
Recommended length is 1-2 pages.
Insert here existing energy use and spend (words or condensed version of table used in
Section 2.1).
Insert here summary table of measures.
Insert here conclusions, in particular:
Benchmark chart – existing energy/m2 versus proposed versus typical versus good
practice for each utility. This provides an overall sense-check.
Total investment budget
€
Expected savings
€
Simple payback
years
Note any un-quantified benefits.
5
Sustainable Energy Authority of Ireland – National Energy Services Framework
6
TABLE OF CONTENTS
1
INTRODUCTION ........................................................................................................ 7
1.1
1.2
1.3
1.4
2
ENERGY CONSUMPTION ..................................................................................... 10
2.1
2.2
2.3
3
SITE VISIT ........................................................................................................... 7
OBJECTIVE........................................................................................................... 7
DESCRIPTION OF SITE & SCOPE OF ASSESSMENT................................................. 8
ESSENTIAL WORKS .............................................................................................. 9
ANNUAL CONSUMPTION .................................................................................... 10
MAIN ENERGY CONSUMERS .............................................................................. 11
ENERGY PERFORMANCE .................................................................................... 11
SCOPE AND EXPECTED SAVINGS ..................................................................... 14
3.1
3.2
RECENT/EXISTING ENERGY-SAVING INITIATIVES ............................................. 14
SUGGESTED OPPORTUNITIES FOR ENERGY SAVINGS ......................................... 14
4
ADDITIONAL INFORMATION ............................................................................. 17
5
BASELINE DATA REQUIREMENTS ................................................................... 18
5.1
5.2
5.3
6
UTILITIES .......................................................................................................... 18
ENVIRONMENTAL CONDITIONS ......................................................................... 18
ACTIVITY METRICS ........................................................................................... 19
CONCLUSIONS & NEXT STEPS........................................................................... 20
6
Sustainable Energy Authority of Ireland – National Energy Services Framework
7
Introduction
1
1.1
Site Visit
Organisation Name:
[Client Name]
Site Name &
Address:
[Address]
Buildings included:
SEAI Client ID:
[SEAI Public Body Client ID / not applicable]
SEAI TA reference
no.:
Dates of Visits:
[dd mmm yy]
[dd mmm yy]
SEAI Energy
Advisor:
[EA name and relevant professional qualifications]
[EA trading name/company where different]
[EA email address]
[EA phone number]
Visit Hosted by:
[Name of individual(s)]
[Energy Advisor] undertook Preliminary Energy Audit of the [Facility Name] under the
Sustainable Energy Authority of Ireland’s (SEAI) National Energy Services
Framework Programme.
Give a brief account of each site visit – areas toured, focus of discussions, etc.
NOT include the site description here (which should be included in section 1.3).
1.2
Do
Objective
The objective of this Preliminary Energy Audit, sometimes referred to as a “Walk
Through Audit”, is primarily to assess the viability of implementing an energy
efficiency upgrade of the facility using energy contracting prior to investing extensive
resources in procuring an Energy Performance Contract (or Energy Performance
Related Payment), including a subsequent Investment Grade Audit, for a project which
is not commercially viable.
This objective will be achieved by:

Identifying a suitable energy performance indicator for existing and target
energy use to quantify the potential for energy savings. This also help assess the
7
Sustainable Energy Authority of Ireland – National Energy Services Framework





8
impact of the energy conservation measures in achieving this potential and
provide a sense-check of calculations.
Identifying a suite of measures, including savings and implementation budget,
which together are of sufficient scale and combined payback to create a
financially viable project suitable for implementation as a single package of
works. Where appropriate, non-energy savings, such as water or maintenance,
will also be quantified.
Identifying essential client requirements to be incorporated in the works (such
as replacement of windows). Savings and implementation budget figures will be
provided.
Identifying other benefits, including renewal of plant which has reached end of
life or resolution of comfort issues. These may need to be quantified.
Identifying additional metering and recording requirements, including any
environmental conditions that are likely to be required for a baseline should the
measurement and verification of savings be necessary. The associated
installation budget will be included.
Identify any potential technical, financial or other risks to the project as
currently defined.
This Preliminary Energy Audit is not an Investment Grade Audit and has been
completed in a relatively short period of time with using readily available site
information, sector performance indicators, and rules of thumb. It is a concise, or
walkthrough survey that has been prepared with all reasonable skill, care and diligence
possible within a short period of time. All figures are indicative. In the event that all or
part of this report is circulated to contractors or ESCOs to assist in preparation of
tenders, neither the author nor the Client accept liability or responsibility for the
accuracy or completeness of the information contained herein, which is classified as
‘verifiable’, i.e. the tenderer is at liberty to verify any or all of such information.
The contents of this report provide the basis for completion of the Energy Contracting
Handbook – Stage 2.
Note that the client will use this report to assess which contract option – traditional,
EPRP, EPC – is most appropriate and should give each due consideration. The report
up to Section 5 should be agnostic as to which contract option is most suitable. In
Section 6 the EA may assist the client in this decision by identify considerations for
each. Most importantly, the EA should not write the report like the final contract option
is a foregone conclusion – this is a client decision.
1.3
Description of Site & Scope of Assessment
Give a brief overview description of site – location, age, size, activities, staff levels,
shift system, etc.
If there are multiple buildings, list the ones included in the scope of assessment in the
table below; otherwise give the same info for the building in question and delete the
table.
8
Sustainable Energy Authority of Ireland – National Energy Services Framework
9
Identify any expansion plans and advise if/how these are of relevance.
Building Name
Floor Area
(specify if
Gross Internal
or Total
Useful Floor
Area)
Year of
Construction
BER / DEC
Rating
(for applicable
building
regulations)
(include date
issued)
Comments
This assessment includes the following network utilities:


[Electricity?]
[Natural gas?]
This assessment includes the following non-network utilities:


1.4
[LPG?]
[Other - specify]
Essential Works
Identify any works the client regards as an essential element to include in any works
contract. These must be assessed for budgetary cost and savings as part of this Audit. It
may emerge during this analysis that such essential works are not cost-effective to
implement, even as part of the overall works contract: this is ultimately a client
decision.
9
Sustainable Energy Authority of Ireland – National Energy Services Framework
2
2.1
10
Energy Consumption
Annual Consumption
Give an overview of the overall annual energy consumption / spend. Include the AUPof each energy. [Client Name]’s annual energy
consumption is set out in Table 1.
Table 1: Annual Energy Consumption & Energy Costs
Copy & paste Table 1 from spreadsheet – sheet entitled ‘Table 1 - Energy Consumption’.
Tip: Delete any non-relevant (blank) rows to make the table look neater.
Tip: If you cut down the table because you are only using some columns/rows and you think it will look better on a portrait page, then change
the page orientation from landscape to portrait. If you do this, you should also delete the 2 section breaks at the bottom of this page and at the
bottom of the preceding page.
Tip: The yellow shading can be removed from the table once it has been copied into MS Word by selecting the entire table, and clicking Format
-> Borders and Shading -> Shading -> No Fill -> OK
If you have more refined data, particularly data for individual buildings, and monthly data, include here or in an appendix and reference it here.
The appendix may be a spreadsheet.
10
Sustainable Energy Authority of Ireland – National Energy Services Framework
2.2
11
Main Energy Consumers
The main energy consumers at the site that have been quantified for this assessment are
summarised in Tables 2 & 3 below. In the tables below identify the main energy
consumers at the site and their share of total if you have the data available to break this
down quickly, or if you need to do this analysis as part of the study. Do not go through a
big energy balance exercise if it is not relevant to the rest of the report. If you prepare
underpinning calculations in the accompanying spreadsheet, complete the tables in the
spreadsheet and paste the results in here.
Table 2: Summary of Primary Electrical Energy Consumers
% of
Total
Electrical Energy Consumer
Comments
[e.g. compressed air, chillers, motors &
drives, air conditioning, space heating etc]
[e.g. compressed air, chillers, motors &
drives, air conditioning, space heating etc]
[e.g. compressed air, chillers, motors &
drives, air conditioning, space heating etc]
[e.g. compressed air, chillers, motors &
drives, air conditioning, space heating etc]
Table 3: Summary of Primary Thermal Energy Consumers
% of
Total
Thermal Energy Consumer
Comments
[e.g. process steam, process hot water,
domestic hot water etc]
[e.g. process steam, process hot water,
domestic hot water etc]
[e.g. process steam, process hot water,
domestic hot water etc]
[e.g. process steam, process hot water,
domestic hot water etc]
2.3
Energy Performance
The objective of this subsection is to establish how the facility is performing.
Energy Performance Indicators
11
Sustainable Energy Authority of Ireland – National Energy Services Framework
12
The term “Energy Performance Indicator” is used here to reflect trends in energy use in
that facility over time, normalised so that inter-year data is comparable. For instance, hotel
electricity use might be corrected for occupancy, or fossil fuel use might be corrected for
weather (degree days). In some cases there may be no annual normalisation required, e.g.
office building electricity use where there is not a significant cooling load. It is not
intended to spend time on an elaborate analysis, merely to understand if normalised energy
use is rising, falling, or staying the same.
The existing EnPIs at the site that have been quantified for this assessment are summarised
in Tables 4 below. Give details of EnPIs in use at site – definitions & recent values. If
none, then say so.
Table 4: Energy Performance Indicators
If there are EnPI’s (or you have produced any), copy & paste Table 4 from spreadsheet –
sheet entitled ‘Table 4 - EnPIs’. Otherwise delete this text.
If there are historical DEC ratings for the building, provide these as they illustrate a
trend. Ideally chart the DEC values for each DEC year.
Use other EnPIs where it is useful to do so.
Benchmarks
The term “Benchmark” is used here to reflect a comparison of this facilities existing and
projected energy use (i.e. when energy saving measures proposed herein are implemented)
with industry norms. Benchmarks give an indication of existing performance, the potential
for further savings and a sense check for the overall savings that this audit has identified.
Table 5: Energy Benchmarks
Example table: modify/delete as appropriate, copy & paste Table 5 from spreadsheet –
sheet entitled ‘Table 5 - Benchmarks’.
[Benchmark Name &
source] kWh/m2/p.a.
Electricity
Fossil Fuel
Good Practice
53
103
Typical
67
169
Other
Existing
Projected
Example text: The fossil fuel use of 80kWh per m² is projected to fall to 50kWh per m2 if
all the energy conservation measures are implemented. This reduction, whilst significant,
12
Sustainable Energy Authority of Ireland – National Energy Services Framework
13
is reasonable as the projected energy use will be in line with “Good Practice”
benchmarks for the sector.
[Benchmark Name] Electrical Performance Breakdown of Energy Consumption
(kWh)
Example chart: replace with your chart from spreadsheet
[Benchmark name, e.g. Open Plan Office]
Electricity, kWh/m2
90
80
70
60
50
40
30
20
10
0
Existing
Projected
Good Practice
Typical
[Benchmark Name] Fossil Fuel Performance Breakdown of Energy Consumption
(kWh)
Example chart: replace with your chart from spreadsheet
[Benchmark name, e.g. Open Plan Office]
Fossil Fuel, kWh/m2
250
200
150
100
50
0
Existing
Projected
Good Practice
13
Typical
Sustainable Energy Authority of Ireland – National Energy Services Framework
3
3.1
14
Scope and Expected Savings
Recent/Existing Energy-Saving Initiatives
Give a summary of energy-saving initiatives that have been implemented at the site (if
any). If there are proposed / mooted initiatives that have not yet been implemented and
you believe that they are still worthwhile, include them in Table 6 overleaf. By discussing
work done to date with the facilities staff you will get an indication of their progress and
the remaining potential for further savings; for instance, have the facilities staff been
working steadily and plucked the low-hanging fruit, or is there good potential for easy
savings.
3.2
Suggested Opportunities for Energy Savings
We identified a number of opportunities for further energy savings at the site; these are
summarised in [Table 6] overleaf, with further detail in Section 4. The focus has been on
measures suitable for implementation as a single cost-effective works contract (including
by EPC) and those identified by the client as essential works (Section 1.4).
Acknowledge any contribution from client.
The savings below are valued using [select whichever you judge to be more representative
of current utility prices at site] [the Average Unit Prices for the most recent year] OR [the
following AUPs from SEAI Fuel Cost Comparison (insert month and year).] If SEAI fuel
cost comparison, insert table with VAT exclusive prices.
All utility prices and savings are calculated exclusive of VAT.
It is not necessary to identify a large number of small savings, but rather a small number
of substantial savings as these are the anchor savings used for the business case. The
anchor savings should be sense-checked by deducting each from the total and comparing
with the ‘good practice’ performance indicator. Based on your judgement and the initial
performance indicators, you will decide if there are likely to be substantial easy savings
(low-hanging fruit) from operational, minor maintenance and changes to control
strategies. This ‘miscellaneous’ category of savings needs to be quantified and a
budgetary cost figure put against this.
At the end of this process you will do a final sense-check of existing versus proposed
versus typical versus good practice.
14
Sustainable Energy Authority of Ireland – National Energy Services Framework
15
Table 6: Annual Energy Consumption & Energy Costs Savings
Paste in table 6 from spreadsheet. Adjust to fit.
Estimated Annual Savings
Ref
001
002
003
Opportunity
Replacement and upgrade of controls
installation throughout the facility
Above
Replacement of all Existing heating
pumps with new IE3 pumps.
Replacement of Booster Sets with
inverter driven booster set
Fuel Type
[kWh]
Energy Cost
Savings [€]
Totals >>
€91,550
Electricity
€12,000
Fossil fuel
€5,000
200,000
Electricity
€24,000
25,000
Electricity
€3,350
10,000
Electricity
€1,200
100,000
004
Replacement of all R22 AC units
005
CHP
Electricity
€70,000
Above
Fossil fuel
-€24,000
Non-Energy
Cost Saving [€]
-€10,000
[tCO2]
-
Budget
Cost
Details / Additional
Information
€
300,000
€
20,000
-€10,000
€
80,000
€
20,000
€
30,000
€
150,000
006
007
008
009
Tip: If the table runs onto a second page, use the Heading Rows Repeat function. Select the row with the column headings and click: Table ->
Heading Rows Repeat
15
Sustainable Energy Authority of Ireland – National Energy Services Framework
16
16
Sustainable Energy Authority of Ireland – National Energy Services Framework
4
17
Additional Information
Insert additional information on opportunities identified in Table 6 to provide an
understanding of what the measure is, how savings will be achieved and any assumptions
made. In some cases there may be sufficient information in table 6. Use the Table 6
reference number in the heading for each opportunity discussed.
17
Sustainable Energy Authority of Ireland – National Energy Services Framework
5
18
Baseline Data Requirements
The objective below is to identify baseline data requirements for the eventual
measurement and verification of savings, so the client can put in place the infrastructure
and begin gathering this data once they receive this report. It is not intended that you
include Baseline Data here – a separate Baseline Data template is available in Stage 3.
Due consideration should be given to the likely scope and nature of the final contract: a
traditional contract will not require baseline data, an EPRP may require the measurement
and verification of a small number of key parameters, a full scale EPC may involve the
measurement and verification of the facility as a whole. Refer to the International
Protocol for the Measurement and Verification of Performance (IPMVP) for guidance on
measurement boundaries. The final contract type will not have been assessed at this point,
but you and the client will be forming a view as to the likely contract type and you can use
this to bring judgement as to what parameters should be measured at this point.
5.1
Utilities
To implement a performance contract (i.e. EPRP or EPC) it is necessary to have a
mechanism to measure and verify (M&V) energy savings. An M&V plan is prepared by
the ESCO later in the process, but the ESCO will need energy baseline data against which
to compare future energy use. Note that a traditional contract does not require that savings
be measured and verified.
Having regard for the possible need to measure and verify savings in the future, it is
essential to have the necessary metering and monitoring infrastructure in place, and to
begin gathering energy baseline data. This is the client’s responsibility.
The following metering and monitoring requirements have been identified.
Meter
Insert a name
for the meter
Location & Area Metered
Identify the physical
location for the meter and
area it will meter (unless
obvious)
Monitoring Requirements
Advise if it needs to be manually read and at
what frequency (perhaps initially).
Advise if it needs to be
monitored/logged/recorded and at what
frequency (perhaps later).
Complete for all utilities
5.2
Environmental Conditions
To avoid future issues as to whether or not an area or building was under or over-heated
before works take place, baseline environmental data is required. The extent of data
requirements depends on the sensitivity of the occupants/activity to variations in
temperature (and relative humidity) and the characteristics of the building (is it relatively
18
Sustainable Energy Authority of Ireland – National Energy Services Framework
19
homogenous with a high thermal mass and well-balanced heating system, or prone to
having hot/cold spots?).
The following environmental data should be recorded.
Insert additional information here or in Appendix (and refer to here).
Sensor
Insert a name
for the sensor
(may be BMS
name)
Location & Area Metered
Monitoring requirements
Identify the physical
location for the sensor and
area it will meter (unless
obvious)
May be possible to record using BMS if client
sets up a log file. Otherwise the client may need
to install local logging devices.
Complete for all sensors.
Temperature at least. RH
may not be required.
Avoid too many as it will result in too much data –
try to pick representative areas and extreme
areas.
Insert additional information here or in Appendix (and refer to here).
5.3
Activity Metrics
If energy use is driven by other activities (e.g. hotel occupancy, production volumes,
degree days), this will have been identified in Section 2.3. Identify here any activity
metrics that should be recorded, the frequency/recording interval, and the mechanism by
which they will be recorded.
Ref
Activity Metric
Recording Interval
Method of Measurement
1
2
3
4
5
6
7
8
9
10
19
Sustainable Energy Authority of Ireland – National Energy Services Framework
6
20
Conclusions & Next Steps
Insert chart of existing energy/m2 versus proposed versus typical versus good practice for
each utility. This provides an overall sense-check.
Total investment budget
[€
]
Expected savings
[€
]
Simple payback
[
years]
Note unquantified benefits.
As an assessor familiar with performance contracting, familiar with the facility and the
client organisation, you may have a valuable point of view; this is where to express it.
Discuss the viability of the above payback – an overall payback of 5-8 years is generally
viable. Then identify the factors that make this project viable or not, e.g. fuel switching is
likely to provide a good boost, but fabric upgrades will have a long payback. Perhaps if
the client removes one measure with a long payback, the viability will improve. Offer some
observations, but the final mix of measures is up to the client. If the payback is very short,
suggest the client do the works without EPC (e.g. by EPRP or traditional) or perhaps add
projects with longer payback. Sometimes essential client requirements are cost-ofownership projects (such as replacing end of life plant) that may undermine the
commercial viability; in such cases the client may co-fund those works either as a capital
cost or an annual contribution to repay the ESCO/financier, or a long term payback may
be acceptable.
Consider the suitability of the facility or the client organisation for EPC or EPRP. It may
be that traditional contracting is most suitable, e.g. if it will be very difficult to accurately
measure and verify savings (e.g. in a building with unstable energy use patterns and a
variety of drivers).
Identify any special considerations and important assumptions. Note any items that should
be included or excluded from an EPC or EPRP or traditional works contract.
Stop to consider potential risks – technical, financial, others – that you have identified and
insert these here.
Advise of any limitations of the assessment (e.g. lack of energy data) and, if appropriate,
recommend revisiting the study after this has been resolved. Avoid doing so unnecessarily:
you may have captured the essence of things and further refinement will only improve
reliability of the data, but not change the figures significantly.
20
Sustainable Energy Authority of Ireland – National Energy Services Framework
21
Appendix 1:
Complete as appropriate
21