Commercial Buildings

There are many opportunities to improve efficiency of buildings and a few are shown here. Any retrofit or new construction project should include the following steps in order to reduce comfort and increase value:

• Basis of Design and Owner's Project Requirements need to be determined to deliver what the owner actually wants and needs. this includes possible future expansions or alternate uses of the facility.
• An energy simulation will determine the impacts of certain features and options of the facility. There are many different options (glazing, glazing placement, insulation, green roofs, heat pumps, chillers, boilers, underfloor air distribution, chilled beams, variable refrigerant flow, geothermal,....) and the most advantageous for the specific project needs to be chosen. It is very important to perform this simulation in the beginning of the design phase in order to implement changes easily. Not every energy simulation is suitable. We have found Trane Trace has the most HVAC system options and can simulate HVAC systems in very much detail. Taking into account different settings (i.e. chilled water temperature etc.) it can simulate very detailed designs. Using Trace as simulation and design tool is a good choice. eQuest (a free program) is much less complex and might be useful for schematic simulations before any design takes place. However, it is not detailed on actual HVAC setup and control strategies and requires additional software for the actual design. Software employing EnergyPlus is regarded as being very good.
• Based on the findings above the specific building and HVAC system will be designed. There must be some iteration in order to optimize the building. For example, some better orientation, glazing and insulation can favor a different HVAC system. The designer and energy modeler needs to know the limitations of the design and simulation software. Ideally both is performed by the same person.
• All design will be reviewed in order to increase construct ability and reduce the overall life cycle cost of the building. In addition certain environmental and health features will be implemented as wished by the owner. This all ensures an economical and quick construction and lower operating cost (energy, maintenance, repair)
• The plans and specification documents ensure that all contractors bid on the same product and that the contract reliably delivers a good product to the owner
• During construction a thorough commissioning process ensures that what is specified actually gets installed and works as intended. Part of the commissioning also is ensuring all maintenance personnel is properly trained and the building performs well in all seasons of the year.
• Verification of the work is important. The specifications should include the need to pass an infrared-scan and a blower door test in order to evaluate if the envelope is built as designed.
• All this can be called a "green building" and can be used for one of the green rating systems. But we just think it is a "good building" and a good building will be good for the environment and for the owner's pocket book.

Unfortunately not all projects go through all these stages. Even some so-called "green projects" skip some of the steps. Neglecting some of the steps can lead to under-performing buildings, cost-overrun, delayed construction and less functional buildings. Early repairs and high maintenance cost are additional consequences. Even for a replacement of a single piece of equipment most of the steps above are advantageous.