FDD from an Integrated Facility Management Perspective

FDD from an Integrated Facility Management Perspective Mark Breuker ASHRAE Associate Member Services Resources, Inc. Marietta, GA ASHRAE Winter Meeting - Atlanta 1/31/01 Outline of Presentation • IFM business model • Existing “high-level” FDD techniques • Needs assessment for FDD technology – Assistance with EMS Monitoring – Handheld technology for technicians • Conclusions • Questions ASHRAE Winter Meeting - Atlanta 1/31/01 Integrated Facilities Management • Integration of facility maintenance, purchasing, operations, and energy services • Take on budget responsibility for total facilities expenses • Incentives for reducing cost or improving service levels Materials & Miscellaneous Services 17% Management 5% Real Estate 8% Maintenance 34% Energy 36% ASHRAE Winter Meeting - Atlanta 1/31/01 IFM for Distributed Portfolios • Targeting companies with large portfolios of small to midsize properties • Mobile service technicians leveraged across multiple clients – can’t afford dedicated facility personnel • Call center – log complaints and dispatch technicians • Driving costs out of the facility budget – Self-perform service – avoid sub contractors • Utilize “generalists” to perform variety of services at lower cost – Improve processes with subcontractors – common platform for reporting and analysis – Utilize information technology to increase awareness of cost and consumption to budget – Analyze usage anomalies to flag maintenance needs ASHRAE Winter Meeting - Atlanta 1/31/01 High-level FDD Today • Problem: Find & fix facilities not performing as expected • How? Utility data analysis and EMS Monitoring • Interval metering data analysis – Data obtained through pulse meter & EMS monitoring or interval meter data provider – Weekly kWh totals vs. plan – flag discrepancies and issue work orders to field for follow-up • Utility bill analysis and web-based reporting – Paid in AP previously – no logging of consumption/demand – Flags raised for significant increases in consumption/demand (+/- 20%) – Scatter charts for similar facilities – Adjustment for weather? Not well developed ASHRAE Winter Meeting - Atlanta 1/31/01 Electricity Scatter Charts Site Assessment Retailer - All Stores $0.1100 Priority Tariff Reviews $0.1000 52-01 09-04 02-07 09-06 38-01 09-03 02-13 09-13 Alabama Arkansas Florida Georgia Kansas Kentucky Louisiana Mississippi N. Carolina S. Carolina Tennessee Texas Virginia $0.0900 46-01 33-01 30-01 15-01 44-01 47-01 25-01 17-04 40-01 48-02 34-01 40-02 42-01 17-02 41-01 28-01 50-01 43-01 07-02 45-03 09-17 18-01 09-09 Priority Tariff Reviews and Priority Conservation Opportunities 09-10 $0.085 $/kWh $0.0800 54-01 11-01 08-03 08-02 13-01 09-12 11-02 21-04 16-01 24-03 04-02 07-03 19-01 19-02 51-01 24-02 02-12 25-03 02-03 27-02 51-02 02-14 09-11 27-01 02-15 48-03 25-04 25-05 23-07 13-03 45-01 45-02 23-08 23-01 02-08 02-05 02-04 02-11 $0.0700 36-01 49-01 16-03 20-01 07-01 17-01 07-04 17-03 14-01 08-01 16-05 06-02 24-01 16-06 $0.0600 04-01 39-01 05-01 26-01 22-01 $0.0500 26-02 55-02 21-01 Possible Best-in-practice Facilities $0.0400 1.00 2.00 3.00 4.00 5.00 6.00 Priority Conservation Opportunities 6.50 7.00 8.00 9.00 10.00 kWh/ft2 ASHRAE Winter Meeting - Atlanta 1/31/01 FDD Using EMS Monitoring - Experience • Standardize improved EMS programming strategies across the portfolio – – – – – Centralized warehouse and response for alarms Adjust lighting schedules – extended hours Recommissioning of EMS systems Investigate excessive overrides Alarm for operation outside expected load profile • Equipment diagnostics – simple assessment without visiting facility – Complexity depends on level of sensors – Simple detection of problems – examples • High differential pressure  filter replacement • Cycling frequency of cooling stage vs. outdoor temperature • Mostly a manual process currently – rely on trained technicians • Results to date: 11% reduction in kWh consumption at major retailer ASHRAE Winter Meeting - Atlanta 1/31/01 Needs for FDD in EMS Center • Problem: – Too much data to analyze – Many different control systems – gateway systems provide partial solution • FDD software solution would: – – – – Works on existing generic EMS data Able to adapt to different levels of instrumentation Self-training for proper building operation Detection first and most important – diagnostics is a good next step – Quantify the benefits of addressing the problem – Tied into call center / work order system ASHRAE Winter Meeting - Atlanta 1/31/01 FDD Technology for Techs T T palm computer tech P air conditioner wireless database ASHRAE Winter Meeting - Atlanta 1/31/01 operations FDD Technology for Techs • Advantages: – Allows generalists to become experts – no need for expensive subcontractors – Standardize procedures for inspections – reduces time – Web-based reporting • Tremendous efficiency and quality control • Record of service visit with data entry – Energy efficiency index – quantify benefits of repairs • Issues – Training – some techs are resistant to new ways – Urgency – hard to find time for process improvements – Cost - must justify cost of technology – need more documented results ASHRAE Winter Meeting - Atlanta 1/31/01 Conclusions • Integrated Facility Management business model is prime target for FDD products – Minimize energy and subcontractor costs – Standardize expectations and improve reporting – Scale exists to justify the investment and training • Major area of focus in near term – Extending capabilities of EMS monitoring center – Handheld devices for technicians • Barriers to implementation – Integrating with existing processes – Documented cost savings to move from “back-burner” to justify first cost and process changes ASHRAE Winter Meeting - Atlanta 1/31/01