Pushing the retro fit envelope

Wrap your building and cut carbon emissions.

Retro fit building envelope and bolt-on a/c software systems have the potential to make a huge impact on carbon emissions, and with a major shift toward cost savings thanks to the economic correction, their stock is rising. fmME reports.

Out of adversity comes creativity, so the saying goes. And indeed, the adverse global economic conditions have forced facilities managers to look at creative ways to retrospectively cut costs and save energy in their buildings to balance the books.

In today’s real estate sector there is a major shift towards cost saving and therefore retro fitting is becoming more common place, confirms Manohar Raghavan, business development manager, MEA 3M Building and Commercial Services and 3M Construction Markets.

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“This is especially true in the Middle East: in the past when money was no object, old buildings would simply be knocked down, and companies would find newer premises when the need arose. In today’s world, where liquidity is scarce, building owners are much more likely to instruct their facilities management team to use retrofitting.”

According to Raghavan, the goal of any retro fit project is to improve the performance of a building.

Improving aesthetics and energy efficiency are the primary focuses and these can provide a variety of benefits, such as lower operating costs and higher rental income, lower tenant churn and vacancy rates, a higher overall capital value of the building, a lower environmental footprint, an improved indoor environment quality, and not to mention corporate image benefits.

Efficiency campaign
Dubai Electricity and Water Authority (Dewa) recently launched a major campaign to educate the general public about peak load -12 noon to 5 pm when there is the highest demand for electricity - and encourage consumers to reduce consumption during those hours.

Average individual electricity usage is said by Dewa to be 20,000 kilowatt hours per annum, one of the highest consumption figures per person in the world.

Dewa says that during peak periods in the summer energy consumption in Dubai registers a dramatic increase, with air conditioning alone accounting for nearly 60 percent of the total power intake by residential and commercial users. The authority is encouraging consumers to set air conditioning temperatures to a moderate 24 degrees Celsius in occupied areas and 28 degrees Celsius or even switch off in unoccupied areas.

Maximum efficiency
Energy consumption is now at the forefront of any FM’s KPI. Green technology is playing an increasingly important role in keeping the region cool, yet cutting back on the energy needed to power air conditioning units.

“Advances in technology mean we can maintain a comfortable temperature but reduce the electricity used by the compressors,” explains Raj Dhanjal, operations director, Farnek Avireal, a facilities management company.

“We are seeing household air conditioning savings of 15 to 30 percent using green software, and we have also installed it in supermarkets, restaurants, hotels, schools and hospitals where it is saving energy on air conditioning without affecting temperature or humidity.

Rather than replacing existing equipment, the software, known as Smartcool ECO3, does the job by reducing electricity consumption and maximum demand of air conditioning and refrigeration compressors.

The system works in conjunction with existing air conditioning controls to ensure compressors work at their maximum efficiency while maintaining preset temperatures.  The system, which is fitted between the existing air conditioning control device and the compressors, is now suitable for residential and businesses units.

“The energy consumption of the compressors is reduced without any impact on the temperature or humidity of the controlled space, leading to reductions in electricity usage and providing substantial environmental benefits,” says Dhanjal.

Wrap it up
A number of variant measurement factors make up a building’s energy saving quantification, says Sameh Abu Safia, DUGuard, the window tinting films company.

For example, the size of the building, the interior and construction. “Especially the construction; what kind of wall construction, glazing system, sealing etc,” he says, “and of course the air conditioning system used. Energy savings can vary, although the older the building, the bigger the potential for energy savings.”

Abu Safia is sceptical of companies that proclaim high percentage energy savings no matter where the building is located. “In our opinion, this is not a reliable statement; savings always depend on a lot of details such as location and climate. A number of our clients are based in Dubai’s waterfront and marina developments, and are consequently exposed to the sun’s rays and its reflection from the sea.”

Energy audit
An energy audit is defined as an inspection, survey and analysis of energy use in a building, process or system being studied.

“As Sameh points out, a typical energy audit would involve recording various elements of the building envelope, including lighting, walls, ceilings, floors, doors, windows and skylights,” reminds Raghavan.

“The audit will also access the efficiency, physical condition and programming of mechanical systems such as HVAC and thermostat adjustments. An exhaustive audit is needed if true cost and energy savings are to be achieved.”