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Systems Tune-Up

Building systems tune-ups involve identifying and fixing problems in existing buildings. A building tune-up involves establishing contracts with service providers to implement building improvements, making it distinct from commissioning. While there can be opportunities for energy savings from tuning up nearly all building systems, optimizing control systems tends to result in the largest opportunity for savings. The natural tendency in all buildings is for systems to drift from their original set-points as a result of occupants, maintenance staff actions (or inactions), and wear and tear. While tune ups are usually performed by third party contractors, it is important for building maintenance staff to actively participate in the tune up process so that operations and maintenance (O&M) practices can be implemented to maintain performance after the tune up.  The frequency at which you tune your building largely depends on the complexity of systems, and varies from system to system.  The architect and owner should work with the MEP, commissioning agent, or contractor to determine timeframes.

Contents

1.Definition                                                
2. Use/Application
    a. Established Techniques
    b. Emerging Trends

3. Use an Integrated Approach
4. Resources

5. Associated Strategies

6. Case Studies

Building systems tune-ups involve identifying and fixing problems in existing buildings. A building tune-up involves establishing contracts with service providers to implement building improvements, making it distinct from commissioning. While there can be opportunities for energy savings from tuning up nearly all building systems, optimizing control systems tends to result in the largest opportunity for savings. The natural tendency in all buildings is for systems to drift from their original set-points as a result of occupants, maintenance staff actions (or inactions), and wear and tear. While tune ups are usually performed by third party contractors, it is important for building maintenance staff to actively participate in the tune up process so that operations and maintenance (O&M) practices can be implemented to maintain performance after the tune up.  The frequency at which you tune your building largely depends on the complexity of systems, and varies from system to system.  The architect and owner should work with the MEP, commissioning agent, or contractor to determine timeframes.

Lighting Systems Tune Up

Both over and under lighting are common in buildings. Measuring light levels in spaces in order to assess the effectiveness of lighting is the first step in identifying opportunities for improvement. Often, spaces are underlit as a result of dirty fixtures which should be cleaned as part of a tune up. It is also important that lighting controls are calibrated. Photocell sensors may fall into disrepair over time, occupancy sensor control settings may not be configured to result in maximum energy savings, and timeclock controls may not result in sufficient precision. Some buildings may also have light sweeping controls and load shedding dimmer controls for demand reduction that should be tuned up. 

Identifying and sealing air leakage pathways in building envelopes around windows, doors, wall and roof penetrations can be a very cost effective means of reducing space conditioning energy costs and can also improve occupant comfort. Holes should be sealed with appropriate (and fire rated as required) materials (i.e., weather stripping on doors, caulk for small cracks, expanding foam for larger holes).

Controls Tune Up

Building energy management systems are only as reliable as their inputs. Over time, peripheral sensors that provide environmental management systems (EMS) with the information can drift from their original settings.   

• Indoor and outdoor temperature and humidity sensors should be calibrated.
• CO2 sensors associated with demand control ventilation systems should also be calibrated.
• Pneumatic controls should be checked for leaks, and actuators on mechanical valves and dampers should be evaluated.
• Once all peripheral sensors are checked, the EMS should be evaluated to determine whether programmed setback schedules are appropriate for the building occupancy.

Wall mounted thermostats and humidistats should be checked to make sure they function properly and have not been adjusted out of normal ranges by occupants.

Boiler Tune Up

A 1/8-inch layer of soot on fire-side surfaces reduces boiler efficiency by approximately 8.5 percent by raising exhaust stack air temperature. Tuning burners for optimum fuel-air ratio can improve combustion efficiency by 5 – 20%.

Improper balancing of air and water distributions systems can result in occupant comfort problems. Testing, adjusting, and balancing (TAB) contractors can adjust registers and balancing valves for optimal performance.

Heat Exchanger Tune Up

Heat exchanger surfaces can foul over time due to dust or other particle build up which can both decrease heat transfer efficiency and unnecessarily increase pumping or fan energy use. The air side of heating coils is usually relatively accessible and can be cleaned with special brushes, compressed air or power washes.

Chiller/Cooling Tower Tune-Up

There are often opportunities for increased efficiency by adjusting controls to raise chilled water temperature, thereby saving energy.

Established Techniques

Emerging Trends

Use an Integrated Approach

A new way of thinking must be adopted to meet the goal of reducing carbon emissions associated with buildings. Your solutions can begin by integrating four possible methods. None works alone, and they are not all relevant in considering every strategy. However, considering the following tactics is necessary:

• Reduce the overall energy use in your building                                                                                  
  • Systems tune-up reduces energy waste in buildings by ensuring that installed building systems perform as designed and that the design precisely meets the project requirements.
• Specify energy efficient equipment and technologies
  • Systems tune-up ensures that the efficiencies promised by premium equipment are actually realized.
• Use renewable strategies and purchase green power
  • Building operators and maintenance staff are typically less familiar with proper O&M procedures for solar and wind energy systems than with conventional systems, making these on-site renewable systems a good candidate for tune up in many cases.
• Educate building owners, operators, and occupants
  • Educating building maintenance personnel on the requirements and proper O&M will ensure persistence in energy savings over time

• http://concessions.nps.gov/document/stage2buildingtuneup.pdf
• http://www.peci.org/library/PECI_TunedUp1_0302.pdf
• http://www.energytrust.org/bto/
• http://www.buildingtuneup.com/

Associated Strategies

All 50to50 strategies relate to each other in some way. However, we recommend that you consider investigating these selected 50to50 strategies to assist you in gaining a deeper understanding.

• Building Monitoring
• High-Efficiency Equipment
• Life Cycle Assessment
• Rightsizing Equipment
• Smart Controls
• Staff Training
• Systems Commissioning

Case Studies

• Global Ecology Research Center

 Global Ecology Research Center

 Photo credit: Peter Aaron / Esto Photographics

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