During an energy audit, the engineer surveys the building's major systems and components, such as the electrical meters.
New York City's New
Energy
Audit Requirement
In December 2009, the New York City Council passed the Greener Greater Buildings Plan, designed to improve the energy efficiency of existing buildings. Among the items in the legislation, known as Local Law 87/09, owners of buildings 50,000 square feet or larger will be required to benchmark their energy use every year (Local Law 84/09), have an energy audit conducted every 10 years (Local Law 87/09), and identify and correct any deficiencies through repairs, adjustments, cleanings, and operational practices. An energy efficiency report, documenting the building's energy usage and operations, must then be filed with the city.
The due dates for the energy efficiency reports are based on the last digit of the building's block number. The first reports under the new legislation are due in 2013 and must be filed in the same calendar year. The audit can be conducted up to four years before the EER is due, so properties with block numbers ending in 3, 4, or 5 can start with an energy audit in 2011.
For more information: New York City's New Energy Efficiency Legislation
NYSERDA's Multifamily Performance PrograM AUDITS
NYSERDA's Multifamily Performance Program provides funding to eligible residential properties that implement energy-efficient measures and systems. Buildings that reduce their annual energy consumption by at least 15% are eligible for performance incentives and reduced-interest-rate loans. An ASHRAE Level 2 energy audit is used to develop an Energy Reduction Plan, which lists energy-saving measures and capital improvements.
As a NYSERDA Partner, Rand administers energy-savings projects from application through completion, and we work with owners to help them obtain funding through the program.
This infrared image taken during an
energy audit shows heat loss (in blue)
between walls and ceiling joints.
"Rand's superior services and expertise are exemplary, and their commitment to providing high-quality engineering and architectural consulting services is unsurpassed."
George Jefremow
Executive Director of Facilities
Fashion Institute of Technology
Energy Audit Fact Sheet
Why an Energy Audit?
An energy audit provides property owners with an analysis of how efficiently their buildings' systems are performing and identifies ways to reduce overall energy consumption. The audit serves as a blueprint for developing an Energy Action Plan, which includes a list of low-cost energy-saving measures and potential capital improvements that can reduce the building's operating costs when implemented.
Energy Audit Standards
Rand's energy audits are conducted in accordance with BPI (Building Performance Institute) and ASHRAE (American Society of Heating, Refrigerating, and Air-Conditioning Engineers) standards. ASHRAE audits comply with New York State Energy Research and Development Authority's (NYSERDA) Multifamily Performance Program and New York City new Local Law 87/09, designed to improve the energy efficiency of existing buildings (see sidebars).
An energy audit consists of the following three items:
1. Review of Utilities Usage:
Rand reviews the building's energy bills to analyze natural gas, fuel oil, and electricity use over a continuous 12-month period within the last two years. The review looks at patterns of energy use, including peaks, valleys, trends, and any unusual signs that could indicate operational or usage abnormalities.
The information is compiled to determine the building's Energy Utilization Index (EUI), which is compared to the EUIs of similar buildings. If the building's systems are performing very efficiently, then an energy audit may not be necessary. If the EUI indicates that the building can improve its energy savings, then the audit would proceed with a survey of the building's systems.
2. Systems Survey:
A Rand team of BPI Certified Professionals surveys the building's major systems and conditions, including:
- Building Envelope (Walls, Windows, and Doors)
- Roofing System and Roof-level Components
- Heating, Ventilation, and Air Conditioning
- Electrical and Lighting
- Elevator
- Motors and Pumps
3. Energy Analysis Report:
Based on our survey and utilities analysis, Rand will prepare a written report that details our findings and provides a recommended scope of work for improving energy efficiency and management with estimates of potential costs and savings. After issuing the report, Rand meets with the building's owner to discuss it in detail, answer questions, and help develop a cost-effective Energy Action Plan.
What Do The Different Levels Of Energy Audits Entail?
Level 1:
In a Level 1 energy audit, Rand's survey team walks through the building recording observable sources of energy loss or deficiencies that can be corrected with low- or no-cost repairs and installations, such as replacing incandescent bulbs with compact fluorescent lighting, lowering the boiler cycle time, installing insulation around a drafty window, lowering domestic hot water temperature, insulating ductwork and piping, etc.
Level 2:
A Level 2 energy audit entails a more detailed building survey and includes computer-generated energy modeling used to develop an Energy Action Plan. Some of the systems and components analyzed in a Level 2 audit are boilers, chillers, piping, pumps, ventilation controls, steam traps, and insulation.
The Energy Action Plan in a Level 2 audit outlines low- and no-cost measures that improve energy efficiency. The plan also recommends adjustments and basic capital improvements that can be made to major building systems, such as HVAC, electrical, and plumbing, to optimize their operational performance.
Level 3:
A Level 3 energy audit expands on the review and analysis of the building systems and components performed in Level 1 and 2. In addition to listing low- and no-cost measures and minor adjustments to improve operating efficiency, the Energy Action Plan in a Level 3 audit includes detailed recommendations for major capital improvements, such as a heating plant upgrade, roof replacement, re-piping program, etc., that would provide the greatest measures of energy savings.
What Level Audit Is Right for Your Building?
The type of energy audit best suited for your building depends largely on the size, age, and condition of the property. For smaller buildings (typically less than 10 units) with basic mechanical systems, a Level 1 audit is likely sufficient, while larger buildings with more extensive systems probably require a Level 3 audit. Older buildings with aging heating, electrical, and plumbing systems, as well as buildings that have not been well maintained, would also be better served with a Level 2 or 3 audit, whereas a more recently built building fitted with energy-efficient components may need only a Level 1.
New York City's new Local Law 87/09 requires buildings larger than 50,000 square feet to have a Level 2 energy audit conducted every 10 years. Properties seeking NYSERDA funding through the Multifamily Performance Program must also have a Level 2 audit conducted.
As part of our initial evaluation of a property, Rand will provide owners with a proposal recommending which energy audit level is best suited for their property and outlining the scope of work and cost involved for each level.
Related Articles:
New Benchmarking Requirement (Local Law 84/09)
Rand Partners with NYSERDA for More Energy-Efficient Buildings
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