Apartment Energy Audit – Self-assessment Checklist

April 27th, 2012

Use the checklist to help you identify opportunities to reduce energy consumption and prioritize the greatest to least cost-effective measures:

Check for indoor air leaks, such as gaps along the baseboard or edge of the flooring and at junctures of the walls and ceiling.

Check for gaps around pipes and wires, electrical outlets, foundation seals, and mail slots.

Check to see if the caulking and weather stripping are applied properly, have no gaps or cracks, and are in good condition.

Inspect windows and doors for air leaks:

  • Check for rattling frames.
  • Check for daylight around door or window frames.

 Check the storm windows to see that they fit and are not broken.

 On the outside, inspect all areas where two different building materials meet:

  •  All exterior corners.  Where siding, brick, stucco meet.
  •  Areas where the foundation and the bottom of exterior brick or siding meet.

 Check for holes or penetrations for faucets, pipes, electrical outlets, and wiring.

Check for cracks and holes in the mortar, foundation, and siding.

Check the exterior caulking around doors and windows, and see whether exterior storm doors and primary doors seal tightly.

Check to see that areas above condition spaces (attics) have adequate insulation.

Check to see that the attic hatch is insulated and has weather sealing.

Determine whether openings for items such as pipes, ductwork, and chimneys are sealed.

Check to see if there is a vapor barrier under the attic insulation:

  • The vapor barrier might be tarpaper, Kraft paper attached to fiberglass batts, or a plastic sheet.
  • If there does not appear to be a vapor barrier, you might consider painting the interior ceilings with vapor barrier paint. This reduces the amount of water vapor that can pass through the ceiling.
  • Large amounts of moisture can reduce the effectiveness of insulation and promote structural damage.

Make sure that the attic vents are not blocked by insulation.

Check exterior walls for insulation by removing outlet cover plates:

  • Make sure the circuit breaker is turned off and the outlet is not “hot” before removing the cover plate.
  •  Check to see if unheated areas under the living area flooring are insulated.

Check to see if foundation walls in heated basements are insulated.

Check to see if water heater, hot water pipes, and furnace ducts are insulated.

Have a professional check and clean HVAC equipment once a year.

Check filters and replace them as recommended by the manufacturer:

  • Generally, filters should be changed once every month, especially during periods of high usage.

Check ductwork for dirty streaks near seams; these indicate air leaks.

Check for insulation on any ducts or pipes that travel through unheated spaces.

Note: When sealing and weatherizing, be aware that reducing ventilation can increase indoor air pollution and the danger of “back drafts” from appliances that burn natural gas or oil such as furnaces.  When one of these appliances is located in a room that is starved for air, a back draft (air that is pulled back into the house through a chimney) occurs. Back drafts can cause CO poisoning, cold drafts, high humidity, and even mold.


Low Cost Energy Saving Measures – Part 2

November 25th, 2011

Exterior Finishes

  • Exterior finishes absorb solar heat, causing a phenomenon known as “heat island” effect.  Darker finishes absorb the most solar heat.  Using white or light-colored finishes can significantly reduce cooling cost from solar heat.  For example, a white roof can save 10% to 30% off cooling cost.

 Water Heating 

  • It is important to keep the system properly maintained. Once or twice a year, drain a bucket of water out of the bottom of the heater tank to remove sediment. The sediment reduces heating efficiency.
  • Insulate older hot water tanks.  If the hot water tank is not insulated very well, the insulation will keep the heat from being lost through the walls of the tank.
  • Do not insulate over access panels, vents, or relief valves.
  • Repair leaky faucets promptly. A steady drip of hot water can waste many gallons of water per month, plus the energy needed to heat the water.
  • Letting the water run is needless waste.  Avoid this by using sink stoppers.
  • Take showers rather than baths. The average person will use about half as much hot water in a shower as in a bath.
  • The standby heat loss of a water heater increases with temperature. Set the temperature control of the water heater at a moderate 120 Fahrenheit.
  • Lowering the temperature setting from 140 to 120 Fahrenheit can reduce the water heating energy bill by over 10 percent.
  • When long lengths of hot water supply pipe are unavoidable, insulate them to reduce losses. The longer the supply pipe, the more heat lost.
  • Look for dishwashers with internal booster heaters to heat water above 120 Fahrenheit for sanitizing.

Lighting

  • Provide “task” lighting (over desks, tool benches, etc.) so that activities can be carried on without illuminating entire rooms.
  • Use compact fluorescent bulbs. They use 75 % less electricity than incandescent bulbs. They also last about 10 times longer. Some compact fluorescent bulbs can be used with dimmer switches. Check the package to make sure they can be used with dimmers.
  • The reflectance of interior surfaces has an important bearing on lighting efficiency. Therefore, choose lighter colors for walls, ceilings, floors, and furniture.  Dark colors absorb light and would require higher lamp wattage for a given level of illumination.
  • Light-colored surfaces should be kept clean to keep reflectance levels high.
  • When possible lighting in the corner of a room rather than against a flat wall. Lamps in corners reflect light from two wall surfaces, therefore, give more usable light.
  • Clean lighting fixtures regularly.  Dust on lamps and reflectors impair lighting efficiency.
  • For large areas such as recreation rooms, where high levels of lighting are required only periodically, install fixtures on two or three separate circuits.

 Lighting Controls

  • Manual Dimming – Controls allow occupants of a space to adjust the light output or luminance.
  • Photo Sensors – Automatically adjust the light output of a lighting system based on detected luminance.
  • Occupancy Sensors – Turn lights on and off based on detection of motion within a space.
  • Clock Switches – Control lighting for a preset period of time.

Low Cost Energy Saving Measures – Part 1

October 23rd, 2011

Perform Energy Audit – Self Assessment Checklist –

• Check for indoor air leaks, such as gaps along the baseboard or edge of the flooring and at

   junctures of the walls and ceiling.

• Check for gaps around pipes and wires, electrical outlets, foundation seals, and mail slots.

• Check to see if the caulking and weather stripping are applied properly, have no gaps or cracks,

   and are in good condition.

• Inspect windows and doors for air leaks.

• Check the storm windows to see that they fit and are not broken.

• On the outside, inspect all areas where two different building materials meet.

• Check for holes or penetrations for faucets, pipes, electrical outlets, and wiring.

• Check for cracks and holes in the mortar, foundation, and siding.

• Check the exterior caulking around doors and windows, and see whether exterior storm doors and

   primary doors seal tightly.

• Check to see that areas above condition spaces (attics) have adequate insulation.

• Check to see that the attic hatch is insulated and has weather sealing.

• Check to see if there is a vapor barrier under the attic insulation and that the attic vents are

   not blocked by insulation.

• Check exterior walls for insulation by removing outlet cover plates.

• Check to see if water heater, hot water pipes, and furnace ducts are insulated.

• Check ductwork for dirty streaks near seams; these indicate air leaks.

 

Windows

• Awnings can be used to shade windows in the summer to minimize these heat gains.

• Drapery and blinds can be used to reduce solar gains in the summer.

• Opening window coverings during the winter can improve solar heat gains.

• The type of trees and shrubs you plant near your windows may affect the winter solar gain

   potential of the windows.

• Select deciduous trees for southern exposures to provide shade in the summer and allow sunlight

   during the winter.

• Solar Screens and Reflective Film – Adding reflective film or solar screens to windows with

   eastern or western exposure can dramatically reduce annual cooling costs.

• Storm Windows – Storm windows can reduce heat loss through the windows by reducing air

   infiltration, thereby boosting the insulation value of the window.

 

HVAC

• Tune-up of Building Systems – Adjust set-points, equipment calibration, functioning of dampers,

   and other system components.

• Use of Automatic Controls – Use programmable settings to maximize comfort and minimize energy

   consumption.

• Lubricate pump and blower bearings regularly in accordance with manufacturers’ recommendations to

   limit the amount of energy lost to friction and to extend equipment life as well.

• Close heating vents and radiator valves in unused rooms. Make sure that drapes, plants, or

   furniture do not block registers for supply or return air.

• Locate the compressor units of central air-conditioning and heat pump systems in an outside area

   that is shaded by the building or by trees and plants.

• Units should be kept clean and free of any plant or tree overgrowth.

• Direct sunlight falling on a window air-conditioning unit increases its workload. When a choice

   is possible, locate such units on the north or shady side of the house.

• Set the cooling thermostat as high as comfort will permit. The higher the setting, the more

   energy you save.

• Attics must be ventilated to relieve heat buildup caused by the sun. Install vents of proper size

   and location to ensure attic ventilation by natural airflow.

• Open windows during the moderate weather of spring and fall to admit outside air for cooling instead

   of operating HVAC equipment.

• Close cooling vents and turn off HVAC in unused rooms. Keep doors to unused rooms closed.

• Run kitchen and bath exhaust fans only long enough to rid unwanted vapors and odors.

• Inspect, clean, or change air filters every month. A dirty filter wastes energy by slowing air flow

   and making the system work harder. Keeping filters clean can help avoid expensive maintenance costs

   and early system failure by preventing dust and dirt from building up in the system. You should be

   familiar with the location, sizes, and types of air filter required for your system.

• Installing a programmable thermostat is one of the easiest ways to save energy and efficiently manage

   cooling and heating. Select thermostats with thermostat locking and setpoint range control.

   Thermostat locking prevents non-authorized individuals from adjusting temperatures.

• Each degree over 68 Fahrenheit can add 3 percent to the amount of energy needed for heating.

• Locate the heating thermostat on an inside wall and away from windows and doors.

• Don’t position heat-producing devices beneath a wall-mounted thermostat for a central cooling system.

• People generate heat, so when gathering a large group of people during the heating season, lower the

   thermostat a few degrees before people arrive.

• Improper installation of HVAC equipment can reduce efficiency by up to 30% and shorten equipment

   life. Hire only qualified HVAC professionals to install equipment. Check experience, licensing, and

   training qualifications of HVAC contractors before hiring.

New Book “Green Within Reach” Now Available

December 10th, 2010

My new book Green within Reach,  A Practical Guide to Green Real Estate Management, is now available on Amazon.com.    The book received Five Stars (out of Five) from ForeWord Clarion Review:

For building managers, energy efficiency needn’t be an impossible dream. According to
an ENERGY STAR report, there’s a 400 percent variation in energy consumption in
buildings in the United States not explained by age, technology, hours of operation, size
or climate. The critical variable is operational practices.

“Developing a green operation and maintenance plan is a vital step in ensuring
consistent and optimal performance,” Weaver writes. In this book, he lays out clear,
concise steps to turning a commercial building into a clean, lean, green machine.

In general, American businesses are sold on the efficiencies of green buildings,
which have been shown to lower maintenance costs by about 13 percent and consume 26
percent less energy. But some landlords and building operators are reluctant to do the
retrofits necessary to capture these tenants—largely because of misconceptions about the
upfront costs of greening an existing building.

Weaver is out to prove them wrong. Most of his recommendations require little if
any capital outlay and begin cutting back operational expenses immediately. Some are as
simple as monitoring the use of electricity and water.

“Utility costs alone represent the single largest controllable cost of an apartment
building, typically accounting for 25 percent-35 percent of its total operating expenses,”
he writes. “Reducing energy use by 15 percent in an average 250-unit apartment
community can increase asset value by over $1 million.”

Weaver, whose extensive background in real estate covers most aspects of the
industry, from development and construction to financing and asset management, is a
licensed property manager and broker, having earned just about every green certification
the industry has to offer. He holds the National Association of Realtors’ Green
Designation and is a LEED-Accredited Professional, a designation awarded by the US
Green Building Council, of which he is a member.

His immersion in the field shows. Unlike many green-practice manuals, Green
Within Reach doesn’t just list available products, but provides an evaluation of their
efficacy. For example, while demand-controlled, hot water circulators do eliminate the
water waste that occurs while people wait for running tap water to heat up, the author
warns that they also “turn hot-water pipes into low-temperature radiators, increasing the
cooling demand in warmer months.” He recommends compensating by turning them off
during low-use hours.

Weaver’s practical suggestions for everything from improving energy efficiency
to site sustainability to pest control can benefit not only the building owners, developers,
and property managers for whom he writes, but also homeowners looking for low-cost,
effective conservation methods. But he stresses that real efficiency requires more than a
scatter-shot approach. It takes a plan.

“Great plans litter the shelves of offices across the county,” he writes. “Make sure
your operation and maintenance plan doesn’t end up collecting dust.”

If a serious commitment to going green is on the agenda, Green Within Reach is a
great first step in creating a successful blueprint.