January 12, 2012

Condos have various energy saving management tools

THOMAS MARKS

columnist

Today, condominium corporations have a number of options that can significantly reduce energy costs. New, innovative and practical systems developed by energy saving companies in combination with government incentives provide the platform.

Provident Energy Management Inc. is one of a number of firms located in the Greater Toronto Area, with a focus in providing condominium corporations with energy management services.

Property mangers, owners and residents can benefit from a multitude of system features that are available from hands-off remotely managed systems to remotely supported systems with local interfaces. Some of the features are: chilled water setpoint control, domestic hot water set-back, weekend and holiday scheduling, primary boiler system control and valve and pump control. The American Society of Heating, Refrigerating and Air Conditioning Engineers (ASHRAE) suggest an annual savings for the installation of an Energy Management System to be anywhere between eight to 12 per cent of the annual energy consumed by the building.

Lighting retrofits are one of the most effective ways for a condominium corporation to realize a quick energy payback. As the majority of lighting in a multi-residential tower is on 24 hours a day 7 days a week, the installation of new energy efficient lighting may reduce energy costs by as much as 20 to 50 per cent and will improve lighting quality. Depending on the project, it is possible that most condominium corporations can recover their costs of the newly installed equipment within one to three years.

A common retrofit option is replacing older incandescent light bulbs with a lower wattage alternative, such as the compact florescent light or light emitting diode. Variable frequency drives are another popular retrofit usually in conjunction with energy management systems. Motion sensors or timer installation in common areas not requiring lighting 24 hours a day can limit energy waste due to residents forgetting to turn the lights off on leaving the location.

The Ontario Building Code requires that parking garages receive a ‘continuous supply of fresh air’ at a rate that varies with the floor area. This is accomplished by using a combination of exhaust fans and fresh air supply openings. The concentration of carbon monoxide must be less than 100 PPM (parts per million). Sensors can be placed throughout a parking garage in zones — a sensor which detects high levels of CO will turn on the fan (or fans) dedicated to that zone until the concentration of carbon monoxide drops to an acceptable level. With the installation of a CO monitoring and control system a 75 to 85 per cent reduction in fan run times results in a substantial energy savings.

By entering into a full monitoring system, the mechanical equipment within a condominium can be monitored 24 hours per day, seven days per week. Key equipment, which is essential to a well managed building, comprises the chiller, the boiler systems and the make up air units.

When a Board of Directors decides to implement an energy savings program a major factor is the ‘incentives’ that are available from government and firms such as Enbridge Gas. In Ontario there is the common electrical incentive program developed by the Ontario Power Authority and implemented by local utilities.

Thomas Marks is a former associate editor of the Daily Commercial News and is currently a candidate member of the Association of Condominium Managers of Ontario. Emails can be sent to editor@dailycommercialnews.com.

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