shelly dein, shelly dein consulting

Green ChampionGreen Champion

“It’s not easy being Green”Kermit the Frog

11Preserving Affordable Housing through Energy Conservation, Preserving Affordable Housing through Energy Conservation, April 14, 2010April 14, 2010

Be a Champion even ifBe a Champion even ifyou aren’t an expertyou aren’t an expert

Transform the owner’s role from “teamTransform the owner’s role from “teamcoordinator” to “team builder + leader”coordinator” to “team builder + leader”

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The Time is NowThe Time is Now

Recognition of urgencyRecognition of urgencyConcerns about green house Concerns about green house gases, gases, climate impact, climate impact, national securitynational security

Availability of funding , newAvailability of funding , newheightened appreciationheightened appreciationfor energy efficiencyfor energy efficiency

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When can we improveWhen can we improveefficiency?efficiency?

Major renovationMajor renovation

Capital Needs WorkCapital Needs Work

Unit TurnoverUnit Turnover

Ongoing OperationsOngoing Operations

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EnergyEnergy--Efficiency is aboutEfficiency is aboutHigher PerformanceHigher Performance Requires careful designRequires careful design

and qualityand qualityconstructionconstruction

Ongoing vigilance,Ongoing vigilance,opportunitiesopportunities

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Quality = PerformanceQuality = Performance

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Rated R-value "BestPractice*"

TypicalInstallation*

*IncludesFraming,Wiring, andPipes

Effective R-value of Insulation

Courtesy of Conservation Services Group66

How do we start?How do we start? Start with an Energy AuditStart with an Energy Audit

Benchmark your propertyBenchmark your property

Then set performance goalsThen set performance goals

Courtesy of New Ecology, Inc. + HRI

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What are the hurdles toWhat are the hurdles togetting it right?getting it right?

1. Capital Costs1. Capital Costs

2. Split Incentives2. Split Incentives

3. Muddled Information3. Muddled Information

4. Lots of People, Interactions,4. Lots of People, Interactions,and Timeand Time

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1. Capital Costs1. Capital Costs

Projects have limited budgetsProjects have limited budgets

Owners/lenders concerned more Owners/lenders concerned more with first costs than operating costswith first costs than operating costs First costs:First costs: More clearly understood, more predictableMore clearly understood, more predictable

Operating costs/savings:Operating costs/savings: Behavior dependent, unit price fluctuationBehavior dependent, unit price fluctuation

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2. Split Incentives2. Split Incentives

Owners may not pay for utilitiesOwners may not pay for utilities

May have little financial May have little financial incentive to invest in all incentive to invest in all conservation opportunitiesconservation opportunities

Example: If don’t pay for inExample: If don’t pay for in--unit unit electricity, why pay extra for electricity, why pay extra for efficient refrigerator?efficient refrigerator?

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What financial tools canWhat financial tools canwe use?we use? Availability of rebates, grants, tax Availability of rebates, grants, tax

incentives, favorable financingincentives, favorable financing www.dsireusa.orgwww.dsireusa.org

www.leanmultifamilywww.leanmultifamily.org.org

Energy Performance Contracting with Energy Performance Contracting with ESCOs (Energy Service Companies)ESCOs (Energy Service Companies)

Synergistic opportunities to save even moreSynergistic opportunities to save even more1111

3. Muddled Information3. Muddled Information How is a building’s energy and How is a building’s energy and

water being used?water being used?

What equipment , products should What equipment , products should I use? I use?

Newest options have limited track Newest options have limited track recordrecord

When many changes made When many changes made simultaneously, how to assign simultaneously, how to assign savings or problems?savings or problems?

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How to get useful dataHow to get useful data SubmeteringSubmetering

Energy Mgmt SystemsEnergy Mgmt Systems

BIM SoftwareBIM Software

Seek operating info inSeek operating info indecisiondecision--making processmaking process

Performance TestingPerformance Testing

Growing body of best practices infoGrowing body of best practices info www.BuildingGreen.comwww.BuildingGreen.com

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4. People/Interactions/Time4. People/Interactions/Time

Many people affect how a buildingMany people affect how a buildingperforms:performs: Design TeamDesign Team

Installer, Construction TeamInstaller, Construction Team

Maintenance, CleanersMaintenance, Cleaners

Repair VendorsRepair Vendors

OccupantsOccupants

Replacement parts supplierReplacement parts supplier

Frequent occupancy + staff changesFrequent occupancy + staff changes1414

Feedback Loop +Feedback Loop +Integrated DesignIntegrated DesignProcessProcess Better communication enables betterBetter communication enables better

performanceperformance

Otherwise, we can undo the work ofOtherwise, we can undo the work ofothersothers

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Other CommunicationOther CommunicationToolsTools Train all contractors, subsTrain all contractors, subs

Performance testingPerformance testing

Commissioning of workCommissioning of work

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How to Maintain EfficiencyHow to Maintain Efficiency Review usage data regularlyReview usage data regularly

Standardize green practicesStandardize green practicesChecklists for inspection, turnover, Checklists for inspection, turnover,

preventative maintenancepreventative maintenance

Purchasing protocolPurchasing protocol –– central system forcentral system forportfolioportfolio

Stock supply room with preferred partsStock supply room with preferred parts

Get O+M manuals, training fromGet O+M manuals, training fromcontractorcontractor

Update CNA, seek higher performanceUpdate CNA, seek higher performance1717

Tools for ResidentsTools for Residents

Familiarize residents withFamiliarize residents withequipment, goalsequipment, goals

Share usage dataShare usage data

Solicit feedback re: construction &Solicit feedback re: construction &maintenancemaintenance –– satisfaction surveysatisfaction survey

Incentivize residentsIncentivize residents

Organize conservation eventsOrganize conservation events

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Green ChampionGreen Champion"Never doubt that a small "Never doubt that a small group of thoughtful, group of thoughtful, committed citizens can committed citizens can change the world; indeed, it is change the world; indeed, it is the only thing that ever has.“the only thing that ever has.“

--Margaret Mead Margaret Mead

Thank you.Shelly Dein, Sustainability Consultantshellydein@hotmail.com617-834-5006

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