When asked to contribute an article on the energy market I had to give it some thought as to the topic. As I was burning a few CD's and I came across a 60's music classic "The times are changing" the first song on the album is "Don't let me be misunderstood" by The Animals. I couldn't think of a more appropriate analogy for what is happening today in the energy industry. Basing my thoughts on nostalgia and looking at how people think today about energy consumption and efficiency it is a very different story from how people were thinking only 5 years ago, yes "Times are Changing".
I don't want to be misunderstood in the message I am sending, if there is anything you take away from this article is that "EVERYONE" plays their part in this equation and change starts from the home and then gets put in play in business.
What we are finding interesting is that people are now wanting to understand. We have had 2 buildings in the last week ask about energy efficiency, so it is a topic on committees and managers agendas at the moment and they want to educate themselves. It will become a mandatory requirement in the future yet it is great to see that there are positive thinkers out there that are taking action before they are forced.
The mind shift is being driven by cost reduction and people who understand energy efficiency see it as an opportunity to reduce costs with a significant impact on their bottom line and the environment is a bonus. This shift has prompted us to educate people on energy efficiency and hopefully help get people thinking and starting to implement changes.
We have written articles in past issues of resort news on DSM (Demand Side Management). DSM is managing electrical load and managing peak demand both in quantity and in timing of use. The bottom line is you save money by reducing your peak demand and the total consumption of electricity, we have a saying "The cheapest and cleanest energy is the energy you don't use" this is better for the bottom line and the huge upside is it has a positive impact on the environment.
As committees and decision makers that want to change you need to focus on what you can control. Some starting points :
- Increase management awareness.
- It starts with the committee - Increase commitment by investing in DSM on common services.
- Encourage body corporate or the manager to take prominent role in energy efficiency and promotion to individual unit owners. Committee members must be involved in participating to set the example.
- Identify what the benefits are for bodies corporate members and individual unit owners.
- Increase availability of information on energy efficiency.
- Identify opportunities resulting from implementation of DSM.
Basic principles that will need to be understood on the journey to becoming Energy Efficient are as follows:
Get an understanding of what consumes Electricity in your building or complex.
Do an Audit yourself or get one done - you need a start point and you need to be able to measure results.
- Understand audit benefits and limitations
- Categorising of energy consuming devices (Lifts, pools, Aircon)
- Understanding and undertaking a review of asset list
- Understanding energy saving devices
- Effect of human habitation
- Understanding of basic building design and layout
- Effective writing of summary and report
Identify the results you want to achieve, are you looking for :
- Cost reductions.
- Systems improvement.
- Improved comforts.
- Reduced waste.
A check list of areas in which Energy Efficiency initiatives can be addressed.
- Air Conditioning : Establish minimum performance and monitoring standards for centralised plant. Create a servicing schedule for individual apartments.
- Hot Water Supply : Consider the ROI on newer technologies (Do your homework) Mandate minimum performance criteria for new buildings
- Lighting: Reduce operating times in car parks and stairwells through intelligent control
- Appliances and General Plant : Apply certain star ratings to equipment purchased
- Swimming Pool and Spas : Can operating times be modified with timers for more off peak use
- Load Switching : The building manager needs to understand the link between the operation of the building and electricity supply charges (and peak demand charges)
- Self Generation : Be aware of and establish minimum requirements regarding capability to operate regularly at times of high demand.
- Power Factor Correction (assuming a kVA demand charge in place)
Above are a few tips to get you started. One thing that does surprise me is the amount of buildings we have come across where they re-sell power and they are trying to reduce their total costs and become energy efficient, yet they have no control over one of the bigger users of power within their building, the residents air-conditioning. I ask the question how often do you service common area air conditioning and some say monthly? When I ask the same question about the individual tenants air conditioning the answer is usually never. Why ? It is relatively simple you make it compulsory and get a special price for the whole of the building. If you can get this to run 20% more efficient and it is 60% of your cost you do the sums.
A simple behavioral change – Put a sign up on the back of the front door "We are a energy efficient building TURN off your Air-conditioning when leaving" a simple reminder will prompt people to act.
Educating yourself and your business is a good start to becoming energy efficient, saving money and the planet.
Remember "The cheapest and cleanest energy is the energy you don't use"
Written By Michael Newton of Watt Utilities 1300 734088 info@wattutilities.com.au
