shelly dein, shelly dein consulting
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Green ChampionGreen Champion
“It’s not easy being Green”Kermit the Frog
11Preserving Affordable Housing through Energy Conservation, Preserving Affordable Housing through Energy Conservation, April 14, 2010April 14, 2010
Be a Champion even ifBe a Champion even ifyou aren’t an expertyou aren’t an expert
Transform the owner’s role from “teamTransform the owner’s role from “teamcoordinator” to “team builder + leader”coordinator” to “team builder + leader”
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The Time is NowThe Time is Now
Recognition of urgencyRecognition of urgencyConcerns about green house Concerns about green house gases, gases, climate impact, climate impact, national securitynational security
Availability of funding , newAvailability of funding , newheightened appreciationheightened appreciationfor energy efficiencyfor energy efficiency
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When can we improveWhen can we improveefficiency?efficiency?
Major renovationMajor renovation
Capital Needs WorkCapital Needs Work
Unit TurnoverUnit Turnover
Ongoing OperationsOngoing Operations
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EnergyEnergy--Efficiency is aboutEfficiency is aboutHigher PerformanceHigher Performance Requires careful designRequires careful design
and qualityand qualityconstructionconstruction
Ongoing vigilance,Ongoing vigilance,opportunitiesopportunities
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Quality = PerformanceQuality = Performance
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Rated R-value "BestPractice*"
TypicalInstallation*
*IncludesFraming,Wiring, andPipes
Effective R-value of Insulation
Courtesy of Conservation Services Group66
How do we start?How do we start? Start with an Energy AuditStart with an Energy Audit
Benchmark your propertyBenchmark your property
Then set performance goalsThen set performance goals
Courtesy of New Ecology, Inc. + HRI
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What are the hurdles toWhat are the hurdles togetting it right?getting it right?
1. Capital Costs1. Capital Costs
2. Split Incentives2. Split Incentives
3. Muddled Information3. Muddled Information
4. Lots of People, Interactions,4. Lots of People, Interactions,and Timeand Time
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1. Capital Costs1. Capital Costs
Projects have limited budgetsProjects have limited budgets
Owners/lenders concerned more Owners/lenders concerned more with first costs than operating costswith first costs than operating costs First costs:First costs: More clearly understood, more predictableMore clearly understood, more predictable
Operating costs/savings:Operating costs/savings: Behavior dependent, unit price fluctuationBehavior dependent, unit price fluctuation
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2. Split Incentives2. Split Incentives
Owners may not pay for utilitiesOwners may not pay for utilities
May have little financial May have little financial incentive to invest in all incentive to invest in all conservation opportunitiesconservation opportunities
Example: If don’t pay for inExample: If don’t pay for in--unit unit electricity, why pay extra for electricity, why pay extra for efficient refrigerator?efficient refrigerator?
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What financial tools canWhat financial tools canwe use?we use? Availability of rebates, grants, tax Availability of rebates, grants, tax
incentives, favorable financingincentives, favorable financing www.dsireusa.orgwww.dsireusa.org
www.leanmultifamilywww.leanmultifamily.org.org
Energy Performance Contracting with Energy Performance Contracting with ESCOs (Energy Service Companies)ESCOs (Energy Service Companies)
Synergistic opportunities to save even moreSynergistic opportunities to save even more1111
3. Muddled Information3. Muddled Information How is a building’s energy and How is a building’s energy and
water being used?water being used?
What equipment , products should What equipment , products should I use? I use?
Newest options have limited track Newest options have limited track recordrecord
When many changes made When many changes made simultaneously, how to assign simultaneously, how to assign savings or problems?savings or problems?
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How to get useful dataHow to get useful data SubmeteringSubmetering
Energy Mgmt SystemsEnergy Mgmt Systems
BIM SoftwareBIM Software
Seek operating info inSeek operating info indecisiondecision--making processmaking process
Performance TestingPerformance Testing
Growing body of best practices infoGrowing body of best practices info www.BuildingGreen.comwww.BuildingGreen.com
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4. People/Interactions/Time4. People/Interactions/Time
Many people affect how a buildingMany people affect how a buildingperforms:performs: Design TeamDesign Team
Installer, Construction TeamInstaller, Construction Team
Maintenance, CleanersMaintenance, Cleaners
Repair VendorsRepair Vendors
OccupantsOccupants
Replacement parts supplierReplacement parts supplier
Frequent occupancy + staff changesFrequent occupancy + staff changes1414
Feedback Loop +Feedback Loop +Integrated DesignIntegrated DesignProcessProcess Better communication enables betterBetter communication enables better
performanceperformance
Otherwise, we can undo the work ofOtherwise, we can undo the work ofothersothers
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Other CommunicationOther CommunicationToolsTools Train all contractors, subsTrain all contractors, subs
Performance testingPerformance testing
Commissioning of workCommissioning of work
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How to Maintain EfficiencyHow to Maintain Efficiency Review usage data regularlyReview usage data regularly
Standardize green practicesStandardize green practicesChecklists for inspection, turnover, Checklists for inspection, turnover,
preventative maintenancepreventative maintenance
Purchasing protocolPurchasing protocol –– central system forcentral system forportfolioportfolio
Stock supply room with preferred partsStock supply room with preferred parts
Get O+M manuals, training fromGet O+M manuals, training fromcontractorcontractor
Update CNA, seek higher performanceUpdate CNA, seek higher performance1717
Tools for ResidentsTools for Residents
Familiarize residents withFamiliarize residents withequipment, goalsequipment, goals
Share usage dataShare usage data
Solicit feedback re: construction &Solicit feedback re: construction &maintenancemaintenance –– satisfaction surveysatisfaction survey
Incentivize residentsIncentivize residents
Organize conservation eventsOrganize conservation events
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Green ChampionGreen Champion"Never doubt that a small "Never doubt that a small group of thoughtful, group of thoughtful, committed citizens can committed citizens can change the world; indeed, it is change the world; indeed, it is the only thing that ever has.“the only thing that ever has.“
--Margaret Mead Margaret Mead
Thank you.Shelly Dein, Sustainability Consultantshellydein@hotmail.com617-834-5006
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