New technology advances energy management in the commercial and retail sectors

Energy management in the commercial and retail sectors can be imprecise and overwhelming for many property managers. It can be difficult to obtain visible reliable data for assessing a building's energy performance and identifying steps for reducing consumption and saving money can be confusing. Property managers typically have used utility invoice data to compare variance over time. However, ever-changing and complex rates combined with dynamic consumption trends can make these comparisons unreliable. Furthermore, utility invoice data is generally managed retroactively, offering little opportunity to enact quick and meaningful improvements. But there is light at the end of the tunnel! Many companies are integrating new technologies into their property management platforms to meet energy-related challenges. These tools enable analysis that lends clarity into how energy is used - and possibly wasted. Automated, integrated platforms for utility billing and energy management can give property managers insight into their energy performance and the effectiveness of their conservation and efficiency projects. Cost and consumption analytics help detect errors and identify leaks. Baselining and benchmarking, in all kinds of weather One example of user-friendly energy management reporting is weather normalization of consumption. This measurement offers the best apples-to-apples comparison in a year-over-year analysis. Usage data over similar periods can be corrected to account for inconsistent usage date ranges included in a single analysis. The combination of weather normalization and aligning usage date ranges is called "baselining." Baselining eliminates the unreliability that typically surrounds year-over-year energy analysis. The technology that supports energy management reporting and tools further allows property managers to quantify variances - both in consumption as well as in cost - thereby determining savings or waste. Benchmarking is another useful tool which, when used wisely, can offer good insight on where to focus energy management efforts. Benchmarking allows building managers to determine whether a building is performing more efficiently over time. This determination is based on certain pre-defined, measureable criteria that influence energy usage. Benchmarking also determines outliers in a portfolio and identifies properties that would be good candidates for energy audits. These analytic techniques rely on detailed collection of reliable underlying data gleaned from utility bills or meters connected to the automated energy management system. Benefits include: 1. Determining the most favorable rate code using rate and tariff analysis. 2. Evaluating the load factors using consumption data, maximum demand data, and bill days. These factors can be analyzed over time and compared with similar periods in prior years or similar facilities within distinct climatic locations. 3. Meter read reconciliation and audits that can trigger exceptions when the calculated consumption does not tie-back to actual consumption as it appears on the utility invoice. Identifying these exceptions has historically resulted in significant savings. Metering sheds light Metering technologies that provide real-time data and transform data into immediate actionable intelligence will be the next step in achieving meaningful energy savings for property managers and owners. Having a well-designed sub-metering strategy to measure the breakdown of energy-consuming equipment used at the property and balancing this against energy coming into the property (usually via utility provider meter) adds a greater level of understanding into where and when energy is being used. It may also allow for faster response times in addressing unjustified spikes in electric consumption, or leaks in water or gas lines. One example is metering the HVAC system and modifying its operating parameters to minimize energy costs during peak times. These steps may include increasing the chilled water temperature, modifying the condenser water temperatures or adjusting the amount of fresh air drawn into the building. Feedback control loops enabled by the energy management system can help avoid unwanted cost increases for energy and maintenance. Lighting is another area where significant improvements in energy conservation and efficiency are allowing commercial property managers to reap energy cost reductions. The most important tool in this effort is software that provides analytics from meter data from which both immediate actions and long term decisions can be enacted. Taking advantage of new energy management technologies that improve understanding of a property's major energy consumption and cost drivers will help commercial property managers make informed and meaningful decisions about how to focus their conservation and efficiency efforts - and improve their bottom line. Martin Levkus is vice president and general manager for YES Energy Management, the service provider for Yardi Energy Solutions, Santa Barbara, Calif.