energy audit report

KINSMEN RAVINE ESTATES NEWTON KINSMEN HOUSING SOCIETY

11030, RAVINE ROAD, SURREY, BC, V3T 5S2

BC HOUSING

ENERGY STUDY REPORT

SEPTEMBER 2018

Background Description of Facility, Hardware and Systems

5 BACKGROUND DESCRIPTION OF FACILITY, HARDWARE AND SYSTEMS

5.1 Overview

5.1.1 Facility Description

Figure 1: Kinsmen Ravine aerial view

Facility Kinsmen Ravine Estates is a multi-unit residential building with underground parkade and children daycare facility. This energy study focuses on daycare building and underground parkade.

Description: Kinsmen Ravine facility has one (1) daycare building, sixteen (16) 2- bedroom units, eight (8) 3-bedroom units, four (4) 4-bedroom units, and two (2) 3-bedroom handicap units. The underground parking is located in the south-west corner of the facility.

Facility Age: Kinsmen Ravine Estates was built in 1993.

Facility Size: The daycare building and underground parking have a total area of approximately 15,287 ft².

Type of Use: The daycare facility operates 7 am to 6 pm from Monday to Friday year- round.

Structure: Concrete and wooden framed structure.

Background Description of Facility, Hardware and Systems

Heating and Ventilation System:

Heating and Ventilation – Space heating and ventilation is provided by one (1) forced air furnace unit located in the storage area of the building. The unit has capacity of 100,000 Btu/hr.

Physical Condition:

In general, mechanical equipment are at the end of their economical life.

Envelope: The building envelope of Kinsmen Ravine Estate is in average condition.

Occupancy: The projected occupancy of the building is the same as the present occupancy as no changes are planned.

5.1.2 Facility Utility Accounts and Rates

In this building, tenants pay for their own electricity and natural gas use. The society pays for the utilities for daycare building and underground parking.

The utility rates used to calculate energy savings throughout this report are as follows:

5.1.2.1 Electricity

Consumption charge: $0.1173/kWh (BC Hydro – Small General Service Rate)

5.1.2.2 Gas

Consumption charge: $5.822/GJ (FortisBC – Natural Gas Rate 2)

Background Description of Facility, Hardware and Systems

5.2 Mechanical Systems

5.2.1 Heating and Ventilation System –Daycare Building

Space heating and ventilation to the daycare building is provided by one (1) “Rheem” gas fired forced air furnace unit located in the storage room. The conditioned air is supplied to corridors and rooms through a discharge grille located throughout the building. The unit is original to the building (1993). The unit has maximum input capacity of 100,000 BTU/hr.

The supply air temperature is controlled by a thermostat located in the daycare area of the building.

Figure 2: Forced Air Furnace Unit

Figure 3: Supply Air Temperature Controller

The storage room houses a forced air furnace and DHW storage heater as shown in Figure 4. During site audit, it was found that the same room is used to store different items along with the heating equipment.

Forced Air Furnace Unit

Background Description of Facility, Hardware and Systems

Figure 4: Storage Room

The sprinkler room in underground parking is served by one (1) electric baseboard heater as shown in Figure 5.

Figure 5: Electric baseboard heater

5.2.1 Exhaust Systems

Air is exhausted from the two (2) washrooms by two (2) dedicated ceiling mounted exhaust fans. The air is exhausted directly to the atmosphere through discharge cowls on the roof. These exhaust fans are controlled manually by a switch.

Figure 6: Exhaust Fan in Washroom

Background Description of Facility, Hardware and Systems

5.2.2 Domestic Hot Water Systems

Domestic Hot Water (DHW) to the building’s plumbing fixtures is provided by one (1) “RHEEM RUUD” domestic hot water heater (model# RF82-156C) located in the storage room. The unit has input capacity of 156,000 BTU/hr and storage capacity of 82 gal. The unit was installed in 1993 and is deemed to be at the end of its rated economical life as determined by ASHRAE (American Society of Heating, Refrigerating and Air- Conditioning Engineers).

Figure 7: Domestic Hot Water Storage Heater

5.2.3 Laundry Facility

The daycare building has one (1) laundry room. There is one (1) coin-operated front- loading “MAYTAG” electric washing machine, and one (1) “MAYTAG” front-loading electric dryer.

Figure 8: Dryers (left) and washing machines

The following table provides a summary of the Heating and Ventilation Systems.

Background Description of Facility, Hardware and Systems

Table 3: Overview Heating and Ventilation Systems and Areas Served

Name Area Served Description

Forced air furnace Whole Building RHEEM RGLE-10EQAGB

Domestic hot water

storage heater Whole Building RHEEM RUUD RF82-156C

5.2.1 Typical Residential Suite System Description

Space heating and ventilation to each residential suite is provided by an in-suite forced air furnace as shown in Figure 9. These forced air furnaces are manually controlled using adjustable thermostats. Domestic hot water (DHW) is provided by dedicated DHW storage tank water heater as shown in Figure 10. Each apartment has its own dedicated exhaust serving the kitchen. The fractional HP fan motors are controlled by manual switch and operate based on occupant usage. Each apartment is equipped with a refrigerator.

Figure 9: Typical Forced Air Furnace Unit – Residential Suites

Figure 10: Typical DHW Storage Heater – Residential Suites

Background Description of Facility, Hardware and Systems

5.3 Heating and Ventilation Control System and Strategy

5.3.1 Control System

The facility does not have a central DDC controls system. The heating and ventilation units are controlled via standalone thermostats. The forced air furnaces in the residential suites are controlled by an adjustable thermostat as shown in Figure 11. The exhaust fans in washrooms and kitchen are manually controlled by switches.

Figure 11: Thermostat for Forced Air Furnace

5.3.2 Maintenance and Operating Issues

The forced air furnaces and DHW storage heaters in the facility are at the end-of- economic life and are requiring an increasing amount of repair.

The building envelope is deemed to be in average condition. Some envelope deficiencies were observed including high rates of outdoor air infiltration through poorly sealed entrances and exits. Doors and windows that are poorly sealed require additional heating to maintain the building at desired temperature. Envelope upgrades could improve the building’s overall R-Value.

Figure 12: Entrance to Outside Play Area – Daycare Building

Poor Door Seal

Background Description of Facility, Hardware and Systems

5.3.3 Heating and Ventilation Equipment Tables

A complete inventory of heating equipment is provided in Appendix A.

5.3.4 Asset Management

Kinsmen Ravine Estates was built in 1993. It is typical with existing building that retrofits, and upgrades take place throughout its lifespan and as such the record documentation should be updated to ensure that efficient operation and maintenance can occur. It has been well documented and proven on numerous facilities throughout Canada that substantial energy and maintenance savings occur on facilities that actively participate in an ongoing active asset management plan with paybacks ranging from 2-6 years.

It is highly recommended that a new active asset management strategy is implemented in conjunction with the existing facilities team. A budget cost for an active asset management strategy, including equipment asset renumbering/verification and new all- inclusive operation and maintenance manuals is approximately $3,000.

Background Description of Facility, Hardware and Systems

5.4 Electrical & Lighting Systems

5.4.1 Description of Electrical Systems

Electrical power to the facility is distributed at 120/208V and is used for the facility’s internal and external lighting, plug loads and mechanical equipment.

5.4.2 Lighting Description

The lighting in the daycare building at Kinsmen Ravine Estates is a mixture of T12 linear fluorescent fixtures, screw-in incandescent lamps, LED exit signs and LED luminaires in corridor as shown in Figure 14.

Figure 13: Code Compliant Exit Sign

For a detailed inventory of luminaires in the facility, refer to Table 55 in Appendix A.

Figure 14: Lighting in Daycare Building

Background Description of Facility, Hardware and Systems

Figure 16: External Lighting

Figure 17: Underground Parking – LED luminaire (left) and linear fluorescent (right)

Background Description of Facility, Hardware and Systems

5.4.3 Maintenance Issues

The site audit did not reveal any outstanding maintenance issues with the electrical systems.

5.4.4 Non-mechanical Loads

The primary non-mechanical loads are related to the lighting, communication equipment and plug loads.

• Total installed lighting power capacity: 5.0 kW

• Estimated annual lighting electricity consumption: 18,948 kWh

5.4.5 Lighting Levels

The lighting levels throughout the facility were within the recommended range in most areas. In daycare classroom, lighting levels were lower than recommended levels as shown in below table.

Figure 18: Lighting Levels in Facility

Measured light levels with available guidelines are summarized in the table below.

Table 4: Kinsmen Ravine Estates Illumination Levels1

Areas Reference Lux Levels

Guidelines Average Lux Levels Measured

During Site Audit

Corridor 50 - 100 190 - 215

Daycare Classroom 300 – 500 230 - 250

Laundry 150 - 300 160

Storage Room 50 - 300 45 - 90

1 Illuminating Engineering Society of North America (IESNA) 10th Edition

Background Description of Facility, Hardware and Systems

5.4.6 Lighting Control System and Strategy

The facility has no automated lighting control system. General lighting circuits are controlled manually via wall switches. Exterior lighting is controlled via timer.

5.4.7 Plug Loads and Auxiliary Equipment

Plug loads include computers, copiers and scanners in the office, in-suite plug loads, and laundry equipment.

Energy Accounting System

6 ENERGY ACCOUNTING SYSTEM

6.1 Description of Energy Accounting Methodology

Assessing energy use and evaluating efficiency is undertaken by benchmarking the facility’s annual energy intensity (equivalent-kWh/m2/yr). This measure of building energy use must then be referenced against buildings of similar vintage, climatic region, use, and type.

In order to best prioritize and discuss energy conservation opportunities at the facility, an estimated end-use breakdown has been developed. This breakdown represents the probable energy consumption by end-use based upon historical annual utility records, detailed data on equipment and systems installed, and an understanding of facility operation strategies.

6.2 Historic Utility Records and Energy Intensity

The utility records and annual consumption profile for daycare building and underground parking are summarized in the following table from June 2016 to May 2018. The utility records indicate a relatively consistent consumption of energy over the last two (2) years.

The Newton Kinsmen Society pays for all utilities in daycare building and underground parkade. The daycare building is served by three (3) BC Hydro electricity meters and one (1) FortisBC natural gas meter.

Tenants pay for their own electricity and natural gas consumption. This study focuses on daycare building and underground parking only.

Table 5: Summary of Historic Utility Records and Energy Intensity – Daycare Building

Year

Electricity Gas

Total Energy Intensity

Peak Month

Demand Consumption Annual

Utility Cost

Consumption Annual

Utility Cost

[kW] [kWh] [kWh/m2/yr] [GJ] [e-kWh/m2/yr] [e-kWh/ m2/yr]

June 2016 to

May 2017

Not Available

25,049 17.6 Not

Available 48.4 9.5

Not Available

27.1

June 2017 to

May 2018

Not Available

25,341 17.8 Not

Available 44.4 8.7

Not Available

26.5

Energy Accounting System

Figure 19: June’16 to May’17 Annual Utility (Electrical and Gas Consumption) Profile

Figure 20: June’17 to May’18 Annual Utility (Electrical and Gas Consumption) Profile

Energy Accounting System

Figure 21: June’16 to May’17 Annual Electrical Consumption Profile

Figure 22: June’17 to May’18 Annual Electrical Consumption Profile

Energy Accounting System

Figure 23: June’16 to May’18 Annual Electrical Consumption Profile

The base natural gas load in the summer reflects domestic hot water use.

Figure 24: June’16 to May’17 Annual Natural Gas Consumption Profile

Energy Accounting System

Figure 25: June’17 to May’18 Annual Natural Gas Consumption Profile

Figure 26: June’16 to May’18 Annual Natural Gas Consumption Profile

Energy Accounting System

6.2.1 Heating Degree Day (HDD) Comparison

The annual gas consumption has been compared to heating degree days (a measure of how cold the weather is) and this profile below shows that usage relates well to heating degree days (HDD).

Figure 27: June’16 to May’17 Annual Natural Gas Consumption Profile Compared to HDD

Figure 28: June’17 to May’18 Annual Natural Gas Consumption Profile Compared to HDD

Appendix A: Inventory of Heating and Ventilation & Electrical Systems

10 APPENDIX A: INVENTORY OF HEATING AND VENTILATION & ELECTRICAL SYSTEMS

10.1 Heating Systems

Table 54: Inventory of Heating and Cooling Equipment.

# Designation

Location Area of Service

Manufacturer Model # Serial #

Forced Air Furnace

Unit

Storage Room – Daycare Building

Whole Building

Rheem RGLE-10EQAGB AG5D302

DHW storage heater

Storage Room – Daycare Building

Whole Building

Rheem Ruud RF82-156C RCN

1292D08447

10.2 Lighting Systems

Table 55: Inventory of Lighting

Room name Luminaire type Qty

Office T12-40W-2L-4ft-Mag 2

Corridor Standard LED-15W-Ceiling Dish 4

Laundry T12-40W-2L-4ft-Mag 2

Washroom Incand-A19-40W-4L 2

Daycare classroom T12-40W-2L-4ft-Mag 10

Daycare storage room Incand-A19-40W 2

Underground parking T8-32W-1L-4ft-Elec 15

Underground storage – 1 T12-40W-2L-4ft-Mag 2

Underground storage – 2 T12-40W-1L-4ft-Mag 4

External Standard LED-15W-Ceiling Dish 7

External LED-52W-Wallpack 2

External LED-80W-Wallpack 6

External LED-26W-Wallpack 6

Underground parking LED-26W-Garage light 9

Underground parking LED-26W-Wallpack 19

Exit signs Exit-LED fixtures 5

Pole lights Pole-100W-MH 2

Flood lights PAR38-90W 10

ECM 01: Replace Existing Forced Air Furnace Unit with High Efficiency Air Source Heat

Pump Unit

The existing “Rheem” gas fired forced air furnace provides heated air to the building. The unit is

original to the building (circa 1993) and it is at the end of its rated economical lifespan and failures

due to age will increase in the future. Greenhouse gas emissions reductions (tonnes e-CO2/yr)

and energy savings would be observed if the existing unit is replaced with an air source heat

pump.

Total ECM 01 cost: $9,000

ECM 02: Replace Existing Forced Air Furnace with High Efficiency Condensing Air Furnace

Unit

The existing “Rheem” gas fired forced air furnace provides heated air to the building. The unit is

original to the building (circa 1993) and it is at the end of its rated economical lifespan and failures

due to age will increase in the future.

Total ECM 02 cost: $900

Consumption Consumption

kWh GJ ekWh ekWh

January 2,566 3.40 941 3,507

February 2,266 5.34 1,479 3,745

March 2,403 5.43 1,503 3,906

April 2,214 4.34 1,202 3,415

May 2,125 3.10 860 2,985

June 1,928 2.00 554 2,482

July 1,903 1.60 444 2,347

August 1,867 1.87 517 2,384

September 1,938 2.69 745 2,684

October 2,131 4.18 1,157 3,288

November 2,257 5.59 1,548 3,805

December 2,558 7.07 1,959 4,518

Overall: 26,156 46.60 12,909 39,065

January 2,368 6.54 1,813 4,180

February 2,137 5.35 1,482 3,619

March 2,155 5.09 1,411 3,565

April 2,009 3.76 1,040 3,049

May 2,003 2.89 800 2,803

June 1,887 2.45 678 2,565

July 1,901 2.08 575 2,476

August 1,909 1.92 532 2,441

September 1,948 2.75 760 2,708

October 2,096 3.87 1,072 3,168

November 2,166 5.06 1,403 3,569

December 2,399 7.20 1,994 4,393

Overall: 24,978 48.95 13,558 38,536

January 2,119 5.49 1,522 3,641

February 2,209 5.39 1,492 3,701

March 1,970 4.99 1,384 3,354

April 1,955 4.64 1,284 3,240

May 2,045 3.61 999 3,043

June 2,030 2.68 743 2,773

July 2,090 2.24 622 2,711

August 2,343 2.31 640 2,983

September 2,060 2.52 697 2,757

October 2,075 3.67 1,018 3,092

November 2,328 5.18 1,435 3,763

December 2,463 5.75 1,593 4,056

Overall: 25,687 48.48 13,428 39,115

January 2,437 5.99 1,658 4,095

February 2,152 5.43 1,505 3,658

March 2,248 5.67 1,571 3,819

April 2,076 4.32 1,195 3,272

May 2,064 3.16 875 2,939

June 1,909 2.29 634 2,543

July 1,936 1.84 510 2,447

August 1,916 1.29 357 2,273

September 1,932 1.41 390 2,322

October 2,102 4.17 1,155 3,257

November 2,108 5.71 1,582 3,690

December 2,523 5.79 1,604 4,127

Overall: 25,404 47.07 13,037 38,441

2015

2016

2017

2018

Fuel Total

Month

Electrical Energy Total

ConsumptionYear