Long Term Energy Savings Tips

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Long Term Energy Saving Tips
Review your building’s energy consumption (for at least the past year, preferably for three years).
Utilize a PC-based energy accounting software program to accurately measure kW and kWh in multiple years.
Closely monitor to detect in-house operation problems and billing errors.
Property managers with high energy use uninterruptible tenants should consider separate metering to accurately measure usage.
Make sure none of your separately billed tenants are actually double metered.
Develop a peak demand limiting program.
Demand charges comprise a significant portion (as much as 50% or more) of a building’s energy bill.
An effective program reduces demand fees all year long and/or eliminates or reduces peak electric demand occurring for short increments of time during each peak month.
Conduct an energy audit (see Chapter 6 of Power Shopping). Your local utility may offer this service (though beware of the possible conflict of interest), as well as competing energy providers and consultants.
For high energy users, consider purchasing electricity at high voltage and purchasing the equipment to convert it. You may find that this has a favorable pay back period.
Are you on the correct rate schedule? Do you qualify for economic development rate schedules? Find out!
If your building has several large motors that run continuously, you may be able to increase the power factor for the building by adding power factor correction capacitors. This could lower the overall electric bill for the building without affecting the performance of any electrical device.
Install duty cycle controls for electrical heating.
Include language in your leases to provide for recoupment of funds expended for energy efficiency upgrades. Your tenants will share the benefits, so ask them to share the costs as well.
Locate large equipment as close to the power source as possible when planning a building site or installing new equipment. This will limit the amount and size of power wiring, as well as reducing the amount of voltage drop.
When installing electric motors or new equipment, try to use the highest voltage that is available in your building. This normally means 480 volts for motors, and 277 volts for lighting. Initial cost of higher voltage equipment is also usually less.
Use copper wire whenever possible when installing new wire or rewiring a section of a building. The benefits of copper (it is a better conductor than aluminum, it makes better connections for safety, and there is less heat loss) outweigh any negatives (it costs slightly more).
Set up a preventive maintenance program for the motors in your building.
Use high efficiency motors and variable speed drives whenever possible. Normal efficiency is 75-80% for a standard motor rated under 20hp, while a high efficiency motor must have an efficiency of at least 90%.
Paint rooms and work spaces light colors (preferably white or cream) to better reflect light, and therefore require less light source.
Install load shedding controls for heating, lighting and hot water tanks.
Use task lighting, as opposed to overhead lighting, when possible.
Remind tenants of the importance of turning off lights, computers, and other personal appliances before leaving for the day.
Request that the janitorial staff turn off any unnecessary lights.
Utilize lighting controls, such as motion detectors, timers, dimmers and daylight sensors, and save 20-70% on your lighting electricity consumption.
Use electronic ballasts to increase fluorescent lamp efficiency by up to 25%, while increasing light output by 10-15%.
Consider undertaking a lighting retrofit to take advantage of new lighting technology.
Inquire if your local utility offers rebates for energy efficiency upgrades. Even after deregulation, some states may still mandate that electric companies offer demand side management programs and rebates.
Contact your local utility representative to inquire what energy efficient options they can recommend, and which services they may offer (conducting an audit, etc.) free of charge.
Look into total energy management contracts through an energy services company (ESCo). ESCos generally recommend energy efficient equipment upgrades to lower your consumption. Many ESCos will provide the capital upgrades in return for a portion of the savings. This type of contract may or may not work for you.
Look into the feasibility/pay back of cogeneration for peak demand or backup power.
When purchasing new office equipment, look for the Energy Star™ logo indicating energy efficient models.