Energy Saving Tips
1. Understand your Energy Usage and Utility Billing
Electric Bills
You should chart (Excel spread sheet) your energy by meter by month. This information should include beginning and ending billing dates (these can change from year to year & month to month), actual KW (demand), billed KW, total KWH and dollars.
Once this information is charted, you will easily see any increases in your energy costs. If you see any significant increases in energy you will be able to pin-point the area served by that meter and investigate why more energy is being used (new tenants, change in operating hours, EMS not working or billing error).
Utility Rate Structure
You should meet with your local utility company to review your contract (typically maximum demand) and your present rate structure. Ask them based on your past twelve month's history; are you on the best rate and contract.
You should ask what percentage of your bill is KW demand and KWH. This could make a difference how you operate your mall and lead to changes in your EMS programming.
2. Are you Buying Electricity at the Best Price
Regulated Markets (states)
Even if your facility is located in state where electricity is still regulated, you still may have opportunities to negotiate new types of contracts with the local utility company. Many times simply asking your representative produces results, other times you must hire a consultant who has experience in these types of negotiations.
In some location where you have multiple meters feeding one facility, if you can get them to agree to master metering (one meter) you can achieve between 2 and 5 percent saving.
Deregulated Markets (states)
If you are in one of these markets and have not contracted for power under these guidelines, you could be paying between 5 to 30 percent more than you should.
Each state that is deregulated has different rules and you should hire a consultant who has worked in these states to help develop the RFP and negotiate the contract.
Once you have contracted for energy, you should closely monitor your electric bills to make sure the conversion was done correctly and they are actually billing you for the new contracted amount.
Since these contracts are only for one or two years you must monitor the renewal date closely and begin new negotiation months before the contract is up. Also since deregulated energy prices largely depend on the price of natural gas (which can vary greatly within a twelve month period), you must think ahead when budgeting electrical cost in a year that your contract expires.
3. Energy Management Systems
Loads to be Controlled
Lighting - Unlike Heating/Ventilation /Air Conditioning (HVAC) when you turn a light off you save KW & KWH. Lighting control should be a priority at any facility and should be designed to have multiple levels of control, so that the lights are on only when needed.
Sample Levels of Control:
- Emergency Lights Only (when the mall is closed)
- 1/2 Level Lights for Cleaning and Mall Walkers
- Sky Lights (automatically turn off when it's sunny)
- Decor Lights (only during mall hours)
- Exterior - Two levels with Photo Cell Control
HVAC - Precise temperature control of your HVAC system is not as simple as lighting control. Where lighting gives you instant saving, by simply turning off the HVAC system may cause an increase in energy cost (based on your demand charge) if it's not done properly.
You must be sure that the equipment is operating at optimum levels and the control strategies include; night setback/up, optimum start (early start) and demand control.
4. Preventive Maintenance Programs
Regular maintenance on lighting and HVAC systems can not only improve performance but can also save energy. In fact, an AC that is well maintained can use up to 30 percent less energy.
One of the keys to a successful PM program is documentation by your contractor. Request service logs, detailed quarterly inspection reports and other information that will allow you to verify that the work is complete and the unit is running at its optimum levels.
5. HVAC and Lighting Upgrades (replacements)
Lighting Upgrades/Replacements
Upgrading lighting to new electronic ballasts and energy efficient lamps can produce simple energy payback of three years or less.
HVAC Upgrades/Replacements
Typically new HVAC equipment is 20 to 40 percent more efficient than HVAC equipment that has been installed for 15 years or more. Replacing this equipment can produce simple energy paybacks of 7 to 10 years, but when you calculate the added cost to maintain the older equipment, the payback can be less than 5 years.
Utility Rebates
Many utility companies have rebate programs that will help you pay to upgrade lighting and replace HVAC equipment. In many cases it can reduce the payback period by 10 to 20 percent.
Ask Questions (call)
Bob Cross - bobc@xen-com.com
Steve Sanderson (CEM) - stevec@xen-com.com
Xencom Energy Management LLC
1609 Precision Dr.
Suite 3000
Ph: 469.429.1111
Fax: 469.429.1112
