In the days after the pandemic, we hear a lot of buzz words like energy management, green building, net zero, ESG, solar rooftops, IoT and AI, intelligent building, etc., echoing more frequently than before. However, there is also a cloud of confusion as to when, why, and how to implement these activities.

Companies having expertise in different areas drive community managers to choose between opportunities, while the responsibility of choosing the right opportunity stays with management companies. It is of utmost importance to community managers to understand the ideal way of sequencing the energy management programme, rather than choosing options based on immediate economic benefits or by word of mouth. 

So, let’s get back to the basics of the energy management pyramid, starting from:

1. Assessment- Have your energy assessment completed for the property. 

The first step is to acquire knowledge on the current energy use by bringing in a specialist to identify the hidden opportunities. Pick the low-hanging fruits yourselves and create a facility upgrade plan for the upcoming years prior to any energy retrofit work.

2. Energy conservation – Implement the no cost or minimal cost measures. 

What can we expect here? 5-8% of savings can be obtained from a properly managed property by changing habits like

• Switching off lights during unoccupied periods prior to LED retrofits
• Reduce fresh air intake during unoccupied periods before proceeding with an HVAC retrofit
• Optimize the operational setpoint of HVAC units

Choosing the right FM partner and ensuring proper KPIs for energy conservation is the key to success.

3. Energy efficiency – With a clear distinction between energy conservation and energy efficiency, here we focus on the retrofits and improving the efficiency of operation. Upgrading the building with the latest technology is a no brainer prima facie, but choosing the right technology and solution is an extensive task. Bringing on board a consultant or an energy services company (ESCO) will help. The key things to follow are:

• Establish your energy baseline
• Conduct the asset life cycle analysis
• Understand the warranties and support after the project implementation
• Get a commissioning agent as required

It is also worthwhile to understand one of the most discussed topics in the region-AI and intelligent buildings. What boxes do we check before proceeding? AI functions as an intelligent brain to the existing body functions. So, ensure that you are not upgrading your brain with a handicapped body. For example, make sure that your existing automation systems can control all major loads or verify that your chillers are not due for overhauling, etc. 

For instance, it is illogical to implement AI system on a halogen light creating 8% savings while replacing it with LED would create 50% savings. Implementing AI after the LED replacement will yield more savings for the property.

4. Renewable energy- Rooftop solar plants are becoming more popular in the region, with many companies offering them in Power Purchase Agreement (PPA) models with reduced tariff rates. Renewable energy should ideally be at the top of the pyramid only after the completion of the building demand optimisation to avoid the mistakes of over designing. However, considering the fact that in this region we do not expect to match full load with a rooftop solar plant, this decision can be made together with Step 3.

Last but not the least, it is important to have a proper Measurement and Verification (M&V) plan defined in the beginning stage -Step 1, which is the foundation of the pyramid. This will enable community managers to measure the success of the programme. 

This article is written by Muhammed Thaslim, Head-Energy Services, Nationwide Management Services.