Think in £s not kWhs and Start Reaping the Rewards

Steve Browning is Marketing Manager of Trend Controls, a BSRIA member company

Steve Browning is Marketing Manager of Trend Controls, a BSRIA member company

Often considered an unwelcome expense, the truth is that investing in energy saving initiatives offers significant financial benefits, as well as enhancing an organisation’s environmental credentials. I’m Steve Browning, marketing manager of Trend Control Systems and in this blog I will explain how a Building Energy Management System (BEMS) can increase the bottom line.

Although better energy management and the need to reduce carbon emissions are both moving to the forefront of the corporate agenda, they are doing so far too slowly. Rising prices, combined with the increasing scarcity of resources and a growing raft of environmental legislation, means that addressing the issue of how energy is used is no longer just an option, but something that requires serious attention by all businesses.

To put the issue into perspective, the long-term framework outlined by the Department of Energy and Climate Change (DECC) sets out plans for achieving the reductions stated in the Climate Change Act 2008. When compared to 1990 levels, this equates to a reduction of at least 34 per cent by 2020 and at least 80 per cent by 2050. As they are responsible for 17 per cent of the UK’s carbon emissions, the nation’s 1.8 million non-domestic buildings are at the very heart of meeting this challenge.

The government is also ramping up the pressure to comply. In addition to the CRC Energy Efficiency Scheme, the Climate Change Levy (CCL), Air Conditioning Assessments, Display Energy Certificates (DECs) and Energy Performance Certificates (EPCs), earlier this year the Energy Savings Opportunity Scheme (ESOS) was introduced to address the requirements laid out in Article 8 of the European Union (EU) Energy Efficiency Directive.

It means that ‘large enterprises’ employing 250 or more staff, or that have an annual turnover of in excess of around £42m and an annual balance sheet total of around £36m, must complete regular energy audits. The first must be undertaken by 5th December 2015, and then at least every four years.

The government hopes that ESOS will drive the take-up of energy efficiency measures amongst businesses, enhancing their competitiveness and contributing to the wider growth agenda. Furthermore, for organisations wishing to comply with increasingly popular international standards such as ISO 50001, a certified energy management system (EnMS) must be in place.

It is therefore a constant source of bemusement and irritation to me that some organisations aren’t making the obvious correlation between investing in technology that can reduce energy use and saving money. By failing to ensure that energy is being used as well as it could be they are, quite literally, paying the price.

One reason for this could be that for energy bills are often low compared to items such as wages, research and development, and property rental. However, companies must consider other issues such as brand reputation, employee expectations and competitive positioning, while customers expect them to play an active role in reducing the carbon footprint of their operations and products.

Even more frustrating is that in many circumstances it doesn’t even involve a vast capital outlay on new technology – for example, by simply maximising the potential of an existing BEMS energy savings of 10-20 per cent are easily achievable. This could equate to a 0.1-0.4 per cent saving on a company’s total cost base, instantly increasing profitability.

When a BEMS is first commissioned it is configured around an existing building layout and occupancy patterns. These can change over time and incorrectly configured time clocks and setpoints, new layouts, and repartitioning can all lead to poor control and energy wastage.

Failure to maintain a BEMS on an ongoing basis will result in degradation of the building’s energy performance. In order to rectify this, it is advisable to undertake an audit that ascertains what can be achieved and identify any energy saving opportunities. While items such as boilers, chillers, air conditioning, and pumps can be checked to make sure they are working correctly, any maintenance issues to do with the BEMS itself or the building services equipment use can also be addressed.

BEMS providers will be able to offer expert advice on how to enhance the operation of plant by installing items such as variable speed drives. The investment can pay for itself in a matter of months – for instance a centrifugal pump or fan running at 80 per cent speed consumes only half of the energy compared to one running at full speed.

It is critical to achieve stakeholder buy-in for any business enhancement programme and by using a standard Internet browser, software based packages are available that act as a window to a BEMS. It is also possible to access utility meter readings from a BEMS and present a continually updated record of a building’s energy consumption and carbon emissions – showing employees and visitors whether they are on, below or above performance targets.

Hopefully, I have demonstrated that reducing carbon emissions and lowering energy expenditure are closely linked. The savings that can be made through the use of a correctly specified and maintained BEMS are considerable and will help achieve compliance with environmental legislation. My advice is to take action before it is no longer a choice!Trend_RGB SMALL

For further information please call Trend Marketing on 01403 211888 or email marketing@trendcontrols.com. Trend are the main sponsors of this year’s BSRIA Briefing – Smarter ways to better buildings.

You can read more BSRIA blogs about BEMS here.  BSRIA’s WMI team also produce a BEMS market report –Building Energy Management Systems (BEMS) in Europe and the USA – which is available to buy from the BSRIA website. 

Best & Worst Practices Please!

Julia Evans, BSRIA Chief Executive

Julia Evans, BSRIA Chief Executive

BSRIA recently held a workshop on behalf of DECC identifying priorities to promote low carbon heating and cooling in non-domestic buildings as part of the development of its low carbon heat strategy.  Attendees were drawn from both the Young Engineers and Energy and Sustainability BSRIA networks.  Personal thanks to AECOM’s Ant Wilson for chairing the event.

It was a busy day.  It recognised that both new and existing buildings have a pivotal role in reducing greenhouse gas emissions, and by 2050 one of the key requirements will continue to be how we provide heating and cooling.

BSRIA’s Peter Tse and Ian Orme both gave excellent presentations which drew on both good and poor practices identified from more than 50 independently assessed case studies.  These, I felt, answered the questions “what does good practice look like”, as well as “what are the consequences when its not followed”.

The workshop session resulted in many suggestions as to priorities for the future.  There were a couple which caught my eye.

In response to the suggestion that one of the priorities for DECC should be identifying independently assessed best practice and developing exemplars of new technologies, a number of delegates felt that instances of “bad practice” were even more helpful.  It seemed to me that a priority for at least a part of the audience was to know what to avoid doing.  Perhaps this reflects the industry’s receptiveness to messages about risk, and that we often learn most when we make mistakes.  The emphasis on “independent assessment” also resonated.  Many have become sceptical about instances of self-identified “best practice”, and BSRIA’s independent guidance on what works, and what does not, is there to assist the industry do things better.

Another of the workshop themes was on “skills shortages”.  After many years of recession, construction companies have euphemistically “right sized”, and this means that we have lost a lot of great talent from the industry.  Now that there are green shoots of recovery in construction, there is already talk of an exacerbated “skills gap”.  This gap makes it even more challenging for the industry to deliver buildings which meet the needs of their occupiers and where innovation is required to help tackle climate change, and meet the UK’s commitment to “zero carbon” and “very low energy” buildings. This reminded me of another of BSRIA’s strengths – training provision.

BSRIA's 2014/15 Training Brochure

BSRIA’s 2014/15 Training Brochure

Finally there was an astute observation that our recent quest for low carbon buildings has meant that we have worried less about the efficient use of energy, with the net outcome that we can end up with an EPC A rating for carbon design, but a DEC G rating for energy in use.  The move to policies that move us to buildings which are both zero carbon and nearly zero energy use will hopefully remedy this, although I suspect this particular journey may contain further unintended consequences before we reach that goal.

The workshop identified many requirements if we are to create environmentally conscious buildings that meet user needs, and importantly maintain these elements over the life of the building.

BSRIA’s mission remains to “make buildings better”.  As part of my role, I’m listening to our members and the industry what they expect from BSRIA.  I’d like to extend this offer to you, so if you have ideas about BSRIA’s future role, please send them to me: Julia.evans@bsria.co.uk.

To learn more about the BSRIA workshop you can download all the presentations from our website. 

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