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Triacta Power Technologies, Inc.Box 582-7 Mill StreetAlmonte, ON K0A 1A0Tel: 613-256-2868

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Submetering for Intelligent Building and Sustainability: Measurement & Verification

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Submetering for Intelligent Building and Sustainability: Measurement & VerificationPresented By: Triacta Power Technologies, Inc.

Box 582-7 Mill StreetAlmonte, ON K0A 1A0

Description: Provides an overview of submetering and measurement & verification (M&V) technologies and products, and illustrates how they can be integrated into building management systems (BMS) to reduce energy consumption and overall operating costs.

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Purpose and Learning Objectives

Purpose: Provides an overview of submetering and measurement & verification (M&V) technologies and products, and illustrates how they can be integrated into building management systems (BMS) to reduce energy consumption and overall operating costs.

Learning Objectives: At the end of this program, participants will be able to:

• describe how measuring and monitoring electricity use provides environmental benefits and reduces the greenhouse gas (GHG) footprint of a building

• recognize five areas of undetected energy waste that could be identified with an M&V system

• discuss why resource consumption information should be made visible to a broad audience, and relay why this visibility cultivates ownership among all the stakeholders and promotes energy conservation

• list and explain electricity consumption reduction strategies that can be undertaken with an electrical M&V system, and

• describe the characteristics and performance functions of a multi-circuit meter, and detail how it integrates into the operations of an Intelligent Building by complementing the building automation system (BAS).






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Table of Contents

Markets for M&V 8

Goals of M&V 15

Reduction Strategies 28

Submetering 37

Summary 67

Click on title to view






Markets for M&V






One of the primary concerns in the building industry today is that 40% of our energy is used by commercial buildings. Through the use of new materials and equipment, it is possible for us to reduce our energy consumption considerably. There is, however, “low-hanging fruit” for energy savings (and associated greenhouse gas reduction) available for existing and new buildings being managed using historic “standard practice.” This easy win is simply the “instrumentation” of our buildings with submetering and energy management solutions to make all stakeholders aware of where and how energy is being used.

Conventional wisdom shows that “actionable awareness” can result in substantial energy reductions—up to 15%—before any modifications are done to a building.

Introduction






The building industry has recognized the value of building practices that promote green buildings and reduce environmental impact. In fact, such buildings are proven to be attractive to tenants, and ultimately less costly to operate. To give stakeholders a toolset they can use to make informed decisions, multiple “green” indexes have been developed to score buildings for comparison’s sake.

Two of the primary indexes are the LEED (Leadership in Energy and Environmental Design) green building certification program, developed by the U.S. Green Building Council (USGBC), and the ENERGY STAR Program, a partnership between the U.S. Environmental Protection Agency (EPA) and businesses and organizations.

Measurement & Verification






The Need for Measurement & Verification

To gauge progress against set energy efficiency goals, determine and compare performance, and quantify the results, a system of measurement is required. It requires baseline measurement and ongoing measurement. In green buildings, in fact in all buildings, one of the fundamental costs, both financially and in terms of environmentally damaging greenhouse gases, is that of electricity. USGBC has recognized the fundamental requirement for the measurement of electricity and other resources under its LEED, Energy & Atmosphere (EA) category by increasing the allotment of points awarded to implementing a measurement & verification system.

It is also worth noting that people do not typically take notice of many things until they are accountable for their cost. In multi-tenant/stakeholder buildings, to allocate costs fairly, measurement must take place.






Metering vs. Monitoring

Electricity is either monitored, metered, or both.

Monitoring is the act of measuring electricity use without charging. Actions are taken based on observations of electricity consumption and demand, but third-party tenants are not invoiced. Using monitoring at critical points in a building infrastructure is extremely useful in informing stakeholders of electricity use for the purposes of energy reduction.

Metering is the act of measuring electricity use for the purposes of charging stakeholders. Monitoring equipment (monitors) can typically be less accurate than metering equipment (meters). Meters are usually regulated by national bodies of standards and measures because they are an essential part of trade. Monitoring accuracy can be as loose as +/-3%, but is more typically 1%. Metering accuracy in many jurisdictions is as tight as 0.5% (ANSI C12.20 Class 0.5), and the meters must be sealed by accredited entities (Meter Shops).

The function performed by monitors can equally be performed by meters. In many cases, the difference between a monitor and a meter is calibration, the current transformer (CT) used, the act of sealing, and any mechanical requirements that sealing may demand.






Residential Market

The two major markets for M&V are residential and commercial/industrial. The residential market is rather systematic. Residential buildings are typically made up of tenant suites and common areas. Metering must be used, as tenants will be billed. Tenant suites are usually a two-phase, three-wire configuration, and each suite must be metered. Common areas may have to be metered specifically if meters are owned by the local distribution company vs. the building owner. In the latter situation, the term used is suite metering. If the building owner pays for electricity on behalf of the tenants and meters their suites and bills them accordingly, this is called submetering. The same equipment can be used for both cases, and that equipment is usually termed a submeter, in either case. Residential M&V often stops at the suites and common areas, rather than focusing on various building systems, but going the extra mile has positive ramifications for lowering the costs of maintenance, and looking for better green index scoring.






Commercial Market

The commercial market consists of almost all other buildings: industrial, office buildings, data centers, retail, and institutional. The main focus in this market is monitoring to improve performance, but as mentioned before, metering at a tenant level has the benefit of allocating costs fairly and focusing the attention of the stakeholders on costs. Monitoring is applied at the level of various systems such as: HVAC (heating, ventilation and air conditioning), lighting, elevators, motors, pumps, and other large loads, and various other parts of the building.






Goals of M&V






Goal: Sustainability

As mentioned, a major focus for sustainability programs is the consumption and cost of electricity. Lowering electricity consumption and demand is a direct indication of improving sustainability. Everybody benefits by lowered costs, immediately. Carbon credit schemes reward stakeholders less directly, but there are incremental benefits to implementing sustainability programs beyond the savings on electricity.

In today’s world, where the “smart grid,” research into renewable resources, and supply constraints are ever present in the public’s eye, the fact that consumption reduction is the most effective tactic that can be taken is often forgotten. From an electricity perspective, it is much easier to create “negawatts” than build megawatt supply.

Negawatts are such a big opportunity to lower electricity demand and consumption because our current building operations, in the absence of any well-orchestrated conservation program, are incredibly wasteful. The next few slides identify some simple points of focus.







Failing equipment• Motor-based electrical loads run less efficiently before they fail. This can only be seen

by instrumenting the load. This type of equipment is usually a significant power sink.

Phantom loads• In every building, systems that do not need to be on/powered up are left on.

Optimizing time of use • The electrical grid needs to supply capacity to meet all demand put on it. This demand

varies during the day, but the grid must be built to supply to the peak demands, since peak demand can be much greater than other times during the day. To discourage power consumption at peak periods, utility electricity rates are higher during these times. Building operations cannot be aligned with these pricing periods, to take advantage of lower rates, unless they are monitored as part of a comprehensive metering plan and then analyzed against the commissioning requirements of the building.







Continuous commissioning• Building use and therefore electrical systems have traditionally been optimized for the

building’s first commissioning, in which case they may be tuned appropriately. Building use changes over time, however, and drifts to sub-optimal implementation, costing more. Building systems must be constantly tuned to their use.

Role of the stakeholders• Stakeholders are the “linchpin” in how a building is used. The more pervasively

information is distributed to the building stakeholders, exposing how they can make a positive impact, the more effective sustainability programs will be. As stated before, stakeholders may be motivated by altruistic feelings, but often receiving a bill is the best motivation.

Remember, cost reduction follows directly from energy reduction.






Goal: Energy Reduction

Energy prices are rising dramatically:• 50% in the past 5 years, and• 50% in the next 5 years.

Negawatts (demand reduction) are much more cost-effective than creating new generation to meet demand. Granular measurement & verification is an effective tool in reducing energy consumption, but it must be coupled with a managed program.

Granular measurement means measuring energy use at as many points as possible in a building vs. measuring only at the bulk bill level. The higher the coverage, the better the visibility of what may be going wrong or what might be changed.






Example of Typical Waste: Unforeseen Costs

Heating season is over, cooling season has not begun, and a seemingly harmless activity has boosted the bill unnecessarily. In this graph, the month of April was on track for a demand charge of 775kW (or $4565.00) as the trend shows. It also shows that the heat was turned off Friday morning.






Example of Typical Waste: Hangar Door Opened

This graph illustrates how heating caused billable demand for electricity to jump to 1.138MW—but the extra heat came on because the hangar door was opened. As shown, at 9:00 a.m. on Thursday the hangar door was opened because it seemed like a fairly nice day. Naturally, the heat came on with a 20’x70’ opening in the wall. Continued on the next slide…






Example of Typical Waste: Hangar Door Opened

At 10:00 a.m., the second stage heating kicked in and drove the load up even higher. At 11:30 a.m., the occupants decided that the heat should be turned off while the hangar door was open, but it was too late, the damage had already been done. When the second stage heating kicked in, it created a billable demand of 1,138kW or $6702.00. The excess demand charge from opening the hangar door was $2137.00.

The building occupants should have only opened the hangar door on a warmer day, and they should have shut the heat off before opening the door. Later, when the door was closed, the thermostat should have been raised slowly back to room temperature in order to control the increase in load and avoid the second stage heat load.

This type of scenario often goes unnoticed because the demand charge is in line with the previous month, and is not linked to the hangar door being opened. The same mistake can be made during the A/C (air conditioning) season.






Example of Typical Waste: Forgotten Loads

This graph shows the normal pattern for the indoor and outdoor light load; we know they turn the outdoor lights and signs on in the morning for a couple of hours and then again at dusk. 75kW is the typical demand charge for this time of year.






Example of Typical Waste: Lights Left On

When outdoor lighting is not controlled by a timer, its on/off times are subject to human error. If the outdoor lights are on all day, the total load is increased by 10kW x $11.53/kW. The extra kWh required to run the outdoor lights is $11.00 per day. Lighting control errors may happen up to 5 to 10 times per month.






Example of Typical Waste: Process Control

This graph illustrates how the start-up sequence also determines billable demand charge. Four grill circuits and the ovens combine to produce the spike in demand at 5:30 a.m. Software tools were used to simulate corrective action. The solution: Stagger the start-up of the grills and ovens to smooth out the demand curve.






Example of Typical Waste: Process Control

Staggering the start-up of the kitchen equipment reduces the billable demand by an additional 8.5kW. No reduction in usage required, just process control. The change produced a total demand reduction of 18.5kW x $11.53=$214.00/mth.






Example of Typical Waste: BAS Programming

This graph represents the lighting demand for a retail operation that has two sets of lights, one for normal operations and one for cleaning. There are two things to note here: First, the cleaning lights are left on too long at night, and second, on Friday and Saturday they are turned on before the regular lights are off, causing a 5kW spike. If this store was over the 50kW demand threshold, the short spike would have caused a $40 charge for themonth.

Since the BAS (building automation system) is programmed this way, this overlap could result in $480worth of charges throughoutthe year.






Reduction Strategies






GHG Management

Greenhouse gas (GHG) management (commonly identified with carbon credits or carbon taxes) has the triple upside of:• managing energy costs• complying with government regulations, and • qualifying for credits or reducing tax burdens while promoting to customers and

investors the socially responsive pedigree of a company.

GHG management encompasses much more than energy usage. One of the key requirements of GHG management is the ability to inventory GHG emissions, verify them, and quantify progress against a qualified plan.

GHG credits or carbon credits are often associated with electricity. • GHG reduction = electricity reduction x carbon content of electricity• GHG credits are attributed for direct actions taken.• A baseline is required.• Certified measurement is required.






Gauging M&V Effectiveness

One of the questions in the use of M&V for energy reduction is: By how much can energy consumption be expected to be reduced? This is an important question for the development of a business case for how much metering should be put in place.

The Federal Energy Management Program (FEMP) of the U.S. Department of Energy (DOE), http://www1.eere.energy.gov/femp, is aimed at reducing energy in government facilities. It has created a framework for estimating how much energy might be reduced, based on several levels of M&V application and program engagement.

As shown in this table, savings can be anywhere from 2% to 45%, depending on the measures taken. The program recommends the use of submetering to the extent that cost savings balance the cost of the meters.

Action Observed Savings

Installation of meters. 0 to 2% (the “Hawthorne effect”).

Bill allocation only. 2-1/2 to 5% (improved awareness).

Building tune-up.5 to 15% (improved awareness, and identification of simple O&M improvement).

Continuous Commissioning.

15 to 45% (improved awareness, ID simple O&M improvements, project accomplishment, and continuing management attention).

Metering Savings Ranges

http://www1.eere.energy.gov/femp






Key Role of Stakeholders

Following experiments on worker productivity by the Western Electric Company at its Hawthorne plant in Chicago, the term “Hawthorne effect” is now used to describe the tendency for subjects to improve or modify an aspect of their behavior simply in response to the fact that they are being studied, not in response to any particular experimental manipulation (as seen on the first action taken in the graph on the previous slide).

A common theme emerging from the building industry is that resource consumption information should be made visible to a broad audience (on display in elevators, halls, cafeterias, etc.) showing actual vs. target usage. This visibility cultivates ownership among all the stakeholders and promotes energy conservation. In fact, this response is documented by FEMP showing up to 2% reduction in consumption due to the Hawthorne effect—the knowledge that consumption is being observed results in short-term action by stakeholders to reduce their consumption. This one-time gain will eventually be lost without a managed program with energy management dashboards. Submetering must be part of a universal stakeholder campaign, not just a server full of non-utilized statistics, or limited to facilities management.






Allocating Bills and Building Improvements

Being able to allocate energy costs down to a department or a tenant is big step. By simply allocating bills to specific accounts, FEMP estimates up to a 5% savings in energy consumption. This measure is not contemplating visibility of how energy is consumed, just allocating bills—combining allocating bills with visibility is turbocharging the measure.

Simple operations and maintenance improvements can raise the energy savings by up to 15%. For example:• identify inappropriate commissioning

• i.e. building environment does not match usage • find opportunities for load shifting

• i.e. sequence motor start-up, change turn-on for heating, HVAC, business operations

• identify inappropriate building automation programming• i.e. loads left on at night or over the weekend, and

• detect failing equipment• i.e. failing equipment has clear electrical load characteristics, determine how

much.






HVAC and Rooftop Units

HVAC and rooftop units (RTUs) are a major energy load in a building. Such units are usually part of a system of multiple units that work together to supply cooling and air circulation for a building. The design of these systems is such that when a unit is not functioning properly, the other units take up the slack. This is not easy to detect.

Source: California Energy Commission: Design Guide: Big Savings on Small HVAC Systems, www.energy.ca.gov/2005publications/CEC-500-2005-046/CEC-500-2005-046-FS.PDF

http://www.energy.ca.gov/2005publications/CEC-500-2005-046/CEC-500-2005-046-FS.PDF






HVAC and Rooftop Units

As identified by the California Energy Commission, HVAC systems which are not operating efficiently require 25% to 35% more energy than necessary, as specified in the state of California.

The U.S. Energy Information Administration (EIA), www.eia.gov, recognizes that HVAC systems account for 22% of energy consumption. Therefore, a savings opportunity of keeping HVAC systems running properly is 6.25% to 8.75% of all electricity costs.

HVAC/RTUs are part of a collaborating system, and there are few hard failures of the whole system. If one unit goes, the others must work harder to compensate. This makes it difficult to observe casually. Once a properly functioning HVAC/RTU has its load modeled, it is easy to identify the units that are not operating properly, or those with an improper use-case (operating off hours). Achieving a savings of 6.25% to 8.75% of all electricity costs is highly probable with this type of per-unit focus. Monitoring electrical consumption of the HVAC units makes it apparent when there is a problem, either through excess consumption or obvious anomalies on the demand profile of the unit, as seen on an energy management system.

http://www.eia.gov/






Continuous Commissioning

Continuous commissioning is best approached in a systematic, repeatable way.

Constant monitoring of the dynamics of energy use in the building is required. This results in:• constant optimization of energy resources• visibility to all stakeholders by energy management • improved operations and maintenance practices, and• education at the stakeholder level, and accountability to the stakeholder.

By tuning the commissioning of the building, FEMP estimates up to a 45% reduction in energy use.






Continuous Commissioning

There is a chain of reasoning asserting that sustainability measures, once taken, improve the state of the building forever. Studies have proven, however, that unless there is a constant focus on tuning the building, gains will be lost over time.

Courtesy Schneider Electric, www.schneider-electric.com

http://www.schneider-electric.com/






Submetering






Submeters

Submeters are divided into two main product groups:• single point meters (SPM), and• multi-circuit meters (MCM).

Submeters are usually differentiated from bulk meters (typical utility meters) and power quality meters in cost and flexibility. • Utility meter (lower cost, lower flexibility)• Submeter (medium cost, medium flexibility)• Power quality meter (higher cost, higher flexibility)

Flexibility is a matter of the number of parameters measured, storage capability and communications* options

* Communications options are not always better with power quality meters, despite the cost. Submeters actually require better communications because there are typically many, throughout a building.






Single Point Meters (SPMs)

Submetering has often been deployed by building owners as a check against the utility meter. Single point meters have been aggregated in cabinets in instances where more than one is required to monitor a distribution panel. This type of approach is fairly bulky and costly.

The basic SPM philosophy is to start out with a basic communications capability (usually MODBUS RTU RS-485). If other communication interfaces are required, they are added as optional modules, increasing the basic cost of the device. SPMs were originally designed to fit into a building automation system (BAS) architecture, typically slow two-wire links, feeding into a data collector box, which are further fed up in the BAS hierarchy.

Commercial markets have not traditionally worried about billing, therefore they are of monitoring accuracy (<1%). This is looser than 0.5% accuracy normally required of revenue grade meters. This will change in the future.







Current innovations add wi-fi mesh* interfaces to some of these meters. There are many voltages in buildings, commonly ranging from 120V to 277V. Meters/monitors use current transformers to connect to the electrical services they are measuring.

*Mesh wireless networks create a wireless network between all of the wireless nodes, a network that allows every node to be reachable from every other node, with multiple alternative paths, such that if one node is removed, an alternate path can be created within the remaining nodes. This characteristic is called self-healing. The use of mesh network interfaces on meters allows meters to be installed in a building without pulling cables to provide communications for the meters.







Current transformers (CTs) are an essential part of an electrical meter, acting as a current sensor that can then be used to extrapolate power consumption. The type of transformer used is important as it is a trade-off between flexibility, cost and accuracy.

Solid core CTs are more compact and accurate. They typically come with 100mA or 5A on the secondary winding. Their disadvantage is that the electrical service must be disconnected from the breaker for them to be connected. Revenue grade meters usually require solid core CTs.

Split core CTs usually have a 333 mV output. They are less accurate, but can be clamped onto an electrical service via a detachable side. This avoids having to disconnect the service from the panel. The downside is that they are more expensive and bulky.






Multi-Circuit Meters (MCMs)

When multiple meters are required, the cost per meter point is significantly reduced by using a multi-circuit meter. MCMs have varying capacities, ranging from 2 to 16, 3-phase meters, or 3 to 24, network meters. MCMs are compact and require less space than multiple SPMs in a cabinet; often they are less than 1/3 the size.

The average MCM has the same communication offering as SPMs, fitting into the same BAS component paradigm. Newer MCMs, however, may have many protocols available out of the box, including IP (internet protocol). Being able to communicate via multiple protocols simultaneously allows the maximum flexibility for an MCM. The electrical parameters are typically the same, including offering programmable intervals (see next slide).






A Note About Programmable Intervals

A Wh meter (such as that once used in a home) only monitors the cumulative to-date energy usage. It only reports the current Whs used. It does not monitor when the electricity was used.

A time-of-use meter (smart meter) monitors when the electricity was used and the time of the highest demand. It splits the day into intervals and reports on usage and demand for each of those intervals, so that the utility can charge the appropriate demand and usage rates for those periods. This matters because power generation capacity is planned for worst case usage, and an essential preventative measure to avoid the extra cost of building new generation is to shift loads.

Load shifting is induced by charging higher rates for usage during the time of day when the loads are at their highest. Intervals can be programmable from one-minute to one-day periods, with the typical utility window being 15-minute intervals. If a meter cannot provide interval measurements, it cannot be used as a time-of-use meter, and will not be particularly useful when the utility applies this kind of tariff.






Multi-Circuit Meters (MCMs)

Since an MCM is going into a panel application, and there are multiple meters, the use of color coded connectorization is a real time-saving opportunity, keeping mistakes from happening at installation time. Most often, MCMs serve in metering applications and monitoring applications, offering both on the same platform. In addition, MCMs typically have a significant data-storage period.






Multi-Circuit Meter Installation

Wall-Mounted Meter.,

CT Cable.,

Current Transformers.






Multi-Circuit Meter Innovation

With Intelligent Buildings giving a nod to the requirement for higher M&V “density,” MCMs are innovating towards Intelligent Building application. This means not only offering the full BAS protocol offering (BACnet/IP, MODBUS TCP), but also offering a full IP client on board. All of these protocols should be simultaneously activated, so an ethernet-connected MCM can be accessed from a BAS or from business applications on the normal IT IP network. IP is essential, as there is a converging synergy between the building and building occupants, with the common denominator being the IP network.

Ethernet/IP implementations have often meant static IP addresses. MCMs should offer DHCP (dynamic host configuration protocol) server compatibility so they can obtain an IP address automatically. As IP network participants, MCMs should be accessible via web browsers, and should also offer file-based data “dumps” to servers for integration directly with energy management systems and business applications, bypassing the BAS completely. With a rapid proliferation of MCMs throughout a building, detailed diagnostic analytics on the meters are important to determine the health of the meter network. Net-metering is also required for local energy generation monitoring and verification.

All communication interfaces should be present. New Intelligent Building communication standards are evolving; therefore the MCM should be able to support them, and even allow upgrades in the field. MCMs are building assets that should serve the building through multiple building automation upgrades.






Traditionally, BAS have been building and facility management centric. They are multi-tier, hierarchical systems, with a lower sensor/meter layer connected via RS-485 (running MODBUS protocol) connected to collector gateways attached to ethernet/IP.These gateways are then visible to BMS servers that are typically co-located in the building they are managing. Collectors can often be browsed via web server, or accessed via MODBUS TCP, BACnet/IP, or XML.

This model may continue to suit the control side of building automation, but consumption information is valuable for not only the facility manager, but also for the CIO, CFO, and stakeholder tenants.

Typical BAS Topology

RS-485 Twisted

Pair.,

Pull information into web pages

from other gateways.,

Ethernet.,

Collector web page,

Diagram courtesy of Schneider Electric.

View device data through a simple browser – no software needed,.






Intelligent Building/Convergence Metering

The diagram on the next slide shows the layer-based approach to the Intelligent Building. The lowest layer is the metering fabric, with M&V generously applied to building systems. The status quo in building management has been to segregate the BAS as a private network available only to facility management. Information in this network has been seen and used by a limited audience, often limited to a single building. IT typically has a pan-enterprise remit that spans all enterprise stakeholders. As has been described, building knowledge and operations are actually fundamental to enterprise top and bottom line, and energy use is affected by all stakeholders, and has an effect beyond pure maintenance. This necessitates making meter information available to the IT domain as well. This is a convergence of IT and BAS systems, and meters that are easily integrated into both worlds simultaneously are called convergence meters.

Convergence metering can communicate directly to IP-connected energy management servers or business application servers within or without the building, or they can be below traditional BAS gateways, connected via BACnet/IP or MODBUS TCP. They can also be accessed directly from BMS servers. Older style M&V can be connected below the BAS gateway via RS-485 RTU.






Intelligent Building/Convergence Metering






A Phased Path to Intelligent Building

Intelligent Buildings may be built from the ground up, in which case they will likely have the most flexible and modern BAS, incorporating dynamic building response policies, etc. There is also the opportunity to convert an existing fleet of buildings with less functional BAS (or even no BAS at all) so that they comply with LEED M&V requirements. There are two ways to do this: • upgrade or install new BAS, or• start with a convergence-enabled M&V system consisting of convergence MCMs

communicating with an EMS within or without the building.

Since new BAS systems can be quite expensive, and integrating a new population on MCMs into them is complicated, it is convenient that a convergence EMS can be created rapidly without touching a BAS, one that will immediately deliver visibility of the energy characteristics of the building.

A phased approach may be cost-effective and expedient, especially given the need to baseline for many programs:• Phase 1: Meters direct to EMS via IP, manual measures taken• Phase 2: Policy statically set in BAS, or modified based on observation from EMS• Phase 3: Automated integration with EMS






Energy Management Systems

Meters are not useful without an EMS. A BAS may have an energy module, but many stand-alone EMS products provide sophisticated analytics and business support for a meter infrastructure. For example:• local server or “cloud”-based software as a service model• hierarchical views of the meter network• user accounts• enterprise dashboards that establish building targets for comparison with actual data

(allowing for compensation for building usage and environmental conditions)• meter management which provides the status of the meter network, installation tools

(panel records, installation directions), and meter configuration, and• billing options that utilize a rates and services module, with flexibility down to the meter

point level.






Hierarchical Views

An MCM “fabric” must be associated with the infrastructure of the building(s) (panels, buildings, floors). It is very useful to represent this as a tree hierarchy, right down to the probe (CT) level. Enterprises can have multiple buildings.

Hierarchical views are needed for each application (i.e. meter management, energy analysis, rates and services, equipment configuration).

The example shown is “Equipment Configuration,” correlating a building infrastructure to meters,to panels.






Application Hierarchy

Other applications are less complicated, allowing for picking sets of meter points to be focused on, and selecting a specific data set to analyze.






Meter Management

After selecting the meter set and the data set, the resulting window will show the analysis. This meter management example shows a page with multiple drop-down meter health diagnostic parameters (four parameters are exposed; information on reported alarms).






Energy Distribution

Energy analysis can include energy load profiling, energy summaries and energy distribution. Energy distribution can show the relative components of overall energy usage. The same distribution information can be displayed as a bar chart. .






Energy Distribution: Element Focus

Clicking on a specific element of the energy distribution chart could display specifics of that component, with subsequent ability to expand further down available.






Load and Energy Profile

Load (kW) and energy (kWh) profiles can show demand and consumption over time, and can show multiple meter points plus aggregate curves. These waveforms can be visually useful for determining anomalies, as discussed earlier in the presentation.






What-If Scenarios

Once buildings have established baselines, scenarios for cost reduction should be facilitated by the EMS.






Rates and Services

In billing scenarios, it is desirable to create multiple rate plans, and apply them at the meter level.






Account Management

To allow for different users (even tenants) to utilize and access the system, accounts with flexible scope should be able to be created

Please remember the exam password ACCOUNT. You will be required to enter it in order to proceed with the on-line examination.






Device and Meter Configuration

Configuration should be possible at the device, meter point and meter level.






Dashboards

Embracing all stakeholders means deploying a readily accessible dashboard to monitor resource usage. The dashboard also provides: • real-time updates• displays of multiple meters (electricity, water, and gas)• a target curve vs. actual usage• a key parameter table• large qualitative icons (emoticons) for above or below target• ongoing monitoring of performance, and• a motivation for resource conservation by setting stakeholder goals and incentive

programs.






Meter Dashboard

In this example of a meter dashboard, note the red target curve. The table on the left quantifies the actuals and the targets at the resource level and the dollar level. A comparison of performance between actual and target is indicated by an emoticon.






Target Curve (Building Mode)

Target curves are created by populating a target curve table or by importing a properly formatted CSV (comma-separated values) file.

Target curves files have:• names (Fall, Summer, Thanksgiving,

Weekend, etc.), and• hourly occupied/unoccupied settings

(target temperatures, building “degree day model constants” for heating and cooling and nominal).

A target curve is built using a building degree day model, a target temperature, and an actual temperature from internet weather services.






Calendars

Calendars include named target files that are applied to days of the year using a flexible calendaring facility. Many are iCalendar compatible, have recurring target file applications, and import/export schedules or direct application from a menu page.






The Future

The state-of-the-art in building design is to completely model a building, its components and behaviors, using the building information model (BIM).

BIM is moving beyond the static definition of initial commissioning to being used for direct programming of systems using Construction Operations Building Information Exchange (COBie). COBie information allows modeling of building operation and for the establishment of targets without empirical baselining. Deviation from these targets produces an immediate notification, and corrective action can be applied quickly and precisely. Building use is also contained in the model.






Summary






Course Summary

• Metering platforms are essential to understanding the use of energy within a building.

• Submetering is an essential part of sustainability programs and Intelligent Building design.

• Submetering can effect positive energy and cost reductions of up to 45% when combined with proactive corrective action measures.

• MCMs are cost-effective, high density devices.• Facility management-oriented BAS systems are

giving way to converged networks that expose building information to IT networks and business applications.

• MCMs serve in metering applications and monitoring applications, offering both on the same platform.

• Submetering systems are used in commercial, residential and institutional applications.






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Conclusion

If you desire AIA/CES and/or state licensing continuing education credits, please click on the button below to commence your on-line examination. Upon successful (80% or better) completion of the exam, please print your Certificate of Completion.

For additional knowledge and post-seminar assistance, please visit the Ask an Expert forum (click on the link above and bookmark it in your browser).

If you have colleagues that might benefit from this seminar, please let them know. Feel free to revisit the AEC Daily web site to download additional programs from the On-line Learning Center.

©2011, 2013 Triacta Power Technologies, Inc. The material contained in this course was researched, assembled, and produced by Triacta Power Technologies, Inc. and remains its property. “LEED” and related logo is a trademark owned by the U.S. Green Building Council and is used by permission. Questions or concerns about the content of this course should be directed to the program instructor.

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