Weaving energy conservation strategies into ongoing campus maintenance, repair and improvements has become more important than ever as energy prices continue to climb. But there is more to be gained than just lower energy bills. As colleges and universities lower their energy expenses, they can also get valuable certification through the LEED Existing Buildings: Operations and Maintenance (LEED EBOM) program. This certification not only saves money and provides a better working and learning environment but also testifies to socially responsible parents and their college-bound kids that the institution cares about the environment and is part of the solution. This provides the triple bottom line of reduced expenses, increased enrollment and a healthier global environment.

This is not about major capital energy projects, it is about low-cost/no-cost upgrades that can be worked into ongoing campus projects, providing attractive one- to five-year energy-savings paybacks while reducing maintenance and getting LEED certification at the same time.

Build a Campuswide BMS

Many campuses do not have building management systems (BMS) connected to all buildings. As new buildings are built, they are usually equipped with direct digital controls (DDC—computerized control systems), but all campus buildings may not be connected to a single workstation. Connection into a single network is a money saver because it streamlines scheduling buildings and locking off unneeded energy consumption. It also allows remote access over the Internet, which means better weekend coverage and monitoring by facilities professionals while they are away at conferences in distant locations.

One enlightened university for which AKF, under the leadership of Principal Asif Syed, PE, LEED AP, provided sustainability engineering services is St. John’s University in New York City, which decided to comply with Mayor Bloomberg’s “3010 challenge,” part of the U.S. Conference of Mayor’s Climate Protection Agreement in which higher education institutions volunteered to reduce their carbon footprint by 30 percent over 10 years.

In various buildings on campus, mechanical systems were furnished with DDC controls and integrated into the campus BMS as part of an upgrade to more-efficient room heating/cooling units. The retrofit itself paid back quickly through energy savings gained from better thermostatic control of the new heating units. Even better, connecting the buildings into the campuswide BMS allows continuous remote monitoring and confirmation of summer boiler lock-outs and winter chiller lock-outs.

Improve Ventilation

The best way to save energy dollars and get LEED points in the ventilation arena is to maintain ventilation air systems. Develop a plan that calls for inspecting and cleaning air intakes, fans and filters. Clogged filters and air intakes cause fans to work harder, and grit deposits on fan blades cause them to be less efficient, costing their facility extra for electricity. Clean equipment is quiet as well as economical. Even better, this IAQ management program earns a LEED-EBOM point under IEQ Credit 1.1.

Have your cake and eat it, too, by reducing outside air with carbon dioxide (CO2) monitoring. CO2 is a product of human expiration that is measureable in occupied spaces. CO2 sensors measure the gas and move the dampers in the air-handling unit serving that space to bring in more or less outside air (OSA). Most systems take in too much air when the spaces they serve, such as auditoriums and cafeterias, are unoccupied. CO2 control saves money by avoiding the heating and cooling of excessive outside air and earns an EBOM point under IEQ Credit 1.2 at the same time. At St. Augustine Hall, CO2 sensors and new return-air ductwork are saving energy now by varying the outdoor air percentage in response to the actual occupancy of the building.

If the aim is to control janitorial costs, install more-efficient filters and reduce the dust brought into the space by the ventilation system. If the facility is equipped with low-efficiency filters, the janitorial staff is dusting too frequently. MERV 13 filters fit into the same space as the old filters and earn a point under IEQ Credit 1.4.

AKF is currently providing engineering services for The Learning Commons at Xavier University in Cincinnati, Ohio, a new five story multitiered building containing 84,500 square feet of instructional space and offices. The client asked that the building mechanical/electrical systems provide the building occupants with an enhanced interior environment. To address this challenge, the team (under the leadership of Principal Dennis Dyer, PE, LEED AP) incorporated increased ventilation air, CO2 sensors, daylight harvesting and room-zoning strategies to allow individual control and enhanced ventilation in large classrooms and gathering spaces. The individual offices have occupancy sensors to allow an increase in air delivery to the rooms during off-hours. This is accomplished by having an override switch on the space sensor and further enhanced by a lighting system relay panel system, which allows for individual room control without sacrificing energy conservation.

Turn Lights Off

Lights that are turned off save energy and maintenance (by reducing lamp replacement) while gaining points under LEED-EBOM EA Credit 1- Optimize Energy Efficiency Performance. Motion sensors turn lights off in unoccupied areas, and timers turn lights off during unoccupied hours. Master switches allow the last person out to turn off all lights in the area. Automatic lighting controls can cut energy bills when sunlight is doing the job. In common areas along building perimeters, there is usually plenty of daylight; photo-sensor-based light controls dim the electric lights when the sun is out. The same system can provide a selection of predefined light levels that suit needs from film screenings to silk screenings. Not only does this contribute to energy savings and points under EA Credit 1 but also may earn a point for controllability under IEQ Credit 2.2.

At St. John’s St. Augustine Hall, a daylight harvesting system was installed in all of the perimeter lighting zones to automatically modulate the artificial lighting in response to the ambient light levels. Occupancy sensors were also installed in all private offices and other variable occupancy spaces.

Monitor Water Usage

Saving water reduces water bills and sewer bills at the same time (the two are often linked by the utility). Simply monitoring the building’s water use earns one LEED-EBOM 2009 point under WE Credit 1, and providing submetering for cooling towers, irrigation or other specific uses earns another point. This is an easy way to pick up two points while laying the foundation for water savings. The WE Credit 2 point comes automatically as new water-conserving fixtures replace the old as part of the capital plan. WE Credit 3 can earn a huge five points when thirsty landscaping is replaced with natural plants that require little or no water beyond normal rainfall. WE Credit 4 is obtained when rainwater off the roof is captured and stored for cooling tower make-up. This might be easy or it might be something to do as part of the capital plan roof replacement. Water is like energy; it offers the triple bottom line of energy savings, maintenance savings and LEED certification.

Institutions add photovoltaic or solar-thermal collectors to roofs when the time comes for roof replacement using tax credits and incentives from utilities and state energy offices. Paybacks as short as five to seven years can be obtained when using matching funds, and the low-maintenance panels are a hedge against rising power prices for decades into the future. Not only do solar panels make a strong statement about commitment to the environment but they also yield up to six LEED points under EA Credit 4 (plus bonus points, see the sidebar).

Don’t Forget Commissioning

Commissioning (Cx) facilities reduces energy consumption while tuning up the health and safety of a building. EA Credits 2.1, 2.2 and 2.3 offer six points total for Cx (plus a bonus point in most regions). Use Credit 2.1 for an energy audit or Cx plan to help guide energy options for the long-term capital plan. Credit 2.2 is automatically earned as the low-cost/no-cost energy savings ideas are implemented. Credit 2.3 requires only creating a long-term recommissioning plan and the completion of half of this scope of work. Make this continuous recommissioning part and parcel of the capital plan by updating cost estimates and energy savings while making sure energy savings are staying in the school’s back account where they can do the most good.

Sidebar: LEED EBOM Offers Bonus Points by Region

The most unique new aspect of LEED 2009 for all programs is the addition of regional “bonus” points. One bonus credit point is given for the attainment of each one of six existing credit points that are deemed especially important for the region. For example, extra points are given for saving water in California and for monitoring occupant comfort in New York. Based on a brief survey, the big winners across the board are water and energy conservation. Reusing rainwater, lowering water use for landscaping, lowering heating/cooling/lighting energy, installing photocells and buying off-site renewable energy credits (RECs) are the big winners across the 48 states when it comes to bonus points.