Every month the payments you make to power and light your commercial building come directly out of your company's bottom line.  You probably already manage personnel, equipment, and materials expenses to make your bottom line profitable; now it is time to apply those same principles to electricity consumption.  

We recommend energy efficiency improvements in 4 stages: from least costly to most.  This way, the size and cost of renewable power systems (the retrofit measure with highest capital cost) are as low as possible for the building to achieve near-net-zero annual electricity use.

STAGE 1:
Implementing Best Practices in Operations & Maintenance (O&M)

Immediate payback: 5-20% savings
It has been estimated that O&M programs targeting energy efficiency can save 5% to 20% of energy bills without significant capital investment (- O&M Best Practices, 2004 by EERE & FEMP).  These best practices are low- to no-cost changes to already existing operations, netting you the greatest cost-benefit of any energy efficiency solution.

O&M Best Practices May Include: Temperature setpoint adjustments Cleaning lenses and louvers on light fixtures (failing to clean fixtures can cut light output by 10-20%) Power control and energy management equipment: SmartStrips and Occupancy Sensors Value Commissioning, Retuning & Retrocomissioing: observing, testing and adjusting existing equipment to optimize functionality  Implementating preventive or predictive maintenance plans Instruction about cleaning, servicing & maintaining fans, motors and other equipment

O&M Measures are: Low-cost or no-cost in nature Easily installed by in-house personnel Measures that can have immediate payback Measures that rarely require design time, bid preparation or evaluation Simple: many O&M opportunities do not require complex engineering

STAGE 2:
Retrofitting with Energy-Efficient Fixtures & Appliances

Payback within 1-5 years, depending on depth of retrofit: up to 50% savings
Replacing old fixtures and appliances with modern high-efficiency ones can cut your electric bill in half.  Because this solution is more slightly costly, has a longer payback period and creates some landfill waste, we recommend it as the second stage in energy retrofits.

Fixture and appliance retrofits may include:

• Installing efficient and healthy water coolers
• Boosting lighting effectiveness with inexpensive reflectors*
• Installing compact fluorescent, T-5 and LED bulbs and fixtures*
• Installing energy efficient appliances in common areas
• Adding & enhancing daylighting
• Installing uplighting systems to improve electric lighting quality
• Minor HVAC system upgrades like installing efficient fans, ducting and sealing
  
• Office equipment upgrades (A Xerox copier uses 18 watts in standby compared to an older Sharp copier, which uses 90 watts in standby)

 *Ecofutures Building is well versed in Xcel Energy's rebate programs for energy efficiency improvements to target least-cost/highest-gain measures

STAGE 3:
Whole Building Automation & Controls

Payback within 5 years: 50-70% savings
Installing effective automation and controls systems even on inefficient building components can achieve between 30-50% savings.  Coupled with retrofit work completed in Stage 2, this investment can net up to 70% savings on your energy bill by cutting out wasted energy.

Automation & Controls Implementation May Include:

• Integrated daylighting/electric lighting systems
• Automated shades for solar heat gain control & comfort
• Computer-based power-management software optimizing HVAC
  
• Daylight harvesting: lights automatically adjust to take advantage of ambient light conditions (Leviton)
• Environmental sensors coupled with HVAC controls

STAGE 4:
Renewable Energy Systems

Payback within 15-20 years: 50-100% savings
Clean solar power energy does have a larger up front cost, but there ar a variety of incentives and rebate programs to reduce this cost.  Also, having implemented efficiency measures in stages 1-3, the renewable power system can be relatively small and still meet all of your energy needs.

Renewable Energy Power Systems May Include:

• Solar Photovoltaic (PV)
  
• Solar Thermal (Hot Water)
  
• Steam Power and Waste Heat Energy Recovery Coupled with Solar Thermal or Generators
  Tri- or Co-Generation: combined production of several forms of energy