Chaoqin Zhai is Technical Director for Integrated Solutions at UTC BIS North Asia, responsible for the development and promotion of UTC integrated building solutions. She also serves as Director for Energy Solutions at EMSI, managing the company’s energy service business, including commissioning, system audit and energy performance contracting. Dr. Zhai has more than fifteen years of experience in building science and technologies, specializing in areas of strategic planning of energy supply systems; commissioning and retro-commissioning of energy use system in buildings; energy audit and retrofit for building efficiency improvement; energy performance contracting (EPC), building energy simulation; green building design support and consultancy. In this presentation Chaoqin talks about LEED EBOM as a framework for sustainable operation and maintenance, with an emphasis on energy management. She also includes a case study on the energy management of Shanghai IFC.

1. Op#mize
Opera#onal
and
Maintenance
Prac#ces
Chaoqin
Zhai
Ph.D.,
LEED
Faculty
Green
Drinks
Shanghai
30
October
2014

2. Building Accounts For
72%
of
electricity
consumpIon
39%
of
energy
use
38%
of
all
carbon
dioxide
emissions
14%
of
potable
water
consumpIon
40%
of
raw
materials
use
30%
of
waste
output
2

3. Green Building Addresses
Climate
change
Resource
depleIon
Water
consumpIon
DegradaIon
of
ecosystems/habitat
Indoor
environmental
quality
Occupant
comfort
and
producIvity
Costs
of
owning
and
operaIng
work
and
living
spaces
3

4. 4
Green Building Certification System
LEED
USA
Canada
China
India
Brazil
Middle
East
Malaysia
BREEAM
UK
France
Germany
Other
European
countries
Three
Star
China
BEAM
Hong
Kong
CASBEE
Japan
Green
Mark
Singapore
Greenstar
Australia
New
Zealand
EEWH
Taiwan

5. LEED EBOM: Overview
Goal
Improve
funcIonal
performance
and
reduce
environmental
impact
over
funcIonal
life-­‐
cycle
Applica#on
ExisIng
buildings
not
undergoing
major
renovaIons
commercial,
insItuIonal,
and
residenIal
(4
stories)
Focus
OperaIons
and
maintenance
policies
and
procedures
more
than
capital-­‐intensive
projects
5

6. LEED EBOM: Market Trends
6

7. LEED EBOM: Key for Success
1. Comprehension
2. Commitment
3. Budget
4. Schedule
5. Technical
6. Follow-­‐through
7

8. Key #1: Comprehension
§ Need
§ Process
§ Goals
§ AcIon
Plan
Education and communication is the key
8

9. Key #2: Commitment
n
Business
Owners
n
Building
Owners
n
Property
Managers
n
Facility
Managers
n
Building
Users
(Staff)
n
Groundskeepers
n
Building
Engineers
n
Food
Service
Managers
n
MulIple
Tenants
9

10. Key #3: Budget
Source: The Economics of LEED for Existing
Buildings for Individual Buildings, Leonardo
Academy, 2009
Set reasonable budget for internal and external resources
10

11. Grab the Low Hanging Fruit
11

12. Key #4: Schedule
n
Must
include
one
building
in
its
enIrety
n
No
less
than
50%
occupancy
rate
(55%
for
hotels)
n
For
at
least
12
months
prior
to
the
iniIal
cerIficaIon:
n continuous operation
n
have
its
own
meters
for
all
sources
of
energy
use
n
Performance
period:
minimum
12
months
for
energy
prerequisite/credit,
minimum
3
months
for
other
credits
12

13. Performance
Period
Documenta#on
&
Planning
Submission
Preliminary
Assessment
Benchmarking
&
gap
analysis
Develop
ac#on
plan
to
pursue
cer#fica#on
&
collect
credit
informa#on
Perform
final
calcula#ons
and
prepare
final
documenta#on
Collect
data
needed
to
substan#ate
credit
compliance
1
months
1-­‐2
months
3
months
–
2
yrs
2
months
Typical Project Schedule
13

14. MeeIng
the
prerequisites:
§ Minimum
Indoor
Plumbing
Fixture
&
Fidng
Efficiency
§ Energy
Efficiency
Best
Management
PracIces
§ Minimum
Energy
Efficiency
Performance
§ Refrigerant
Management
§ Sustainable
Purchasing
Policy
§ Solid
Waste
Management
Policy
§ Outdoor
Air
IntroducIon
&
Exhaust
Systems
§ Environmental
Tobacco
Smoke
Control
§ Green
Cleaning
Policy
14
Key #5: Technical

15. Minimum Energy Efficiency Performance
15

16. Outside Air Introduction and Exhaust Systems
16

17. § Understand
the
requirements
§ Develop
the
acIon
plans
§ Implement
the
sustainable
strategies
§ Document
the
performance
§ Monitor
progress
against
goals
Designate
champion
for
each
prerequisite
and
credit
Regular
project
review
meeIngs
17
Key #6: Follow-through

18. LEED EBOM: Case Study
18

19. LEED EBOM: Sustainable Sites
§
NaIve
vegetaIon
§
Green
roof
§
Outdoor
integrated
pest
management
§
Public
transportaIon
§
Underground
parking
19

20. LEED EBOM: Water Efficiency
§
Low
flow
fixtures
§
Dual-­‐flush
water
closets
§ Low
flow
showerheads
§
Water-­‐use
metering
and
sub-­‐metering
§
High
efficiency
irrigaIon
§
Cooling
tower
water
efficiency
and
chemical
management
20

21. LEED EBOM: Energy and Atmosphere
n Benchmark
building
energy
performance
using
Energy
Star
Porholio
Manager
program
n Conduct
energy
audit
or
retro-­‐
commissioning
to
idenIfy
energy
conservaIon
measures
and
improve
performance
n Develop
and
implement
energy
conservaIon
measures
n Extensive
submetering
of
the
electricity
and
chilled/hot
water
use
21

22. LEED EBOM: Materials and Resources
§
Waste
stream
audit
§
Occupant
recycling
§
Sustainable
facility
alteraIons
§
Purchasing
policies:
−
Recycled
content
products
−
Local/regional
materials
−
FSC
wood
furniture
−
Low-­‐mercury
lamps
22

23. LEED EBOM: Indoor Environmental Quality
§
Increased
venIlaIon
§
Outdoor
air
monitoring
§
Thermal
comfort
§
ConstrucIon
IAQ
mgmt
§
Indoor
pollutant
control
§
Green
cleaning
23

24. LEED EBOM: Green Education
24

25. LEED EBOM: Benefits to the Project Team
§ IdenIfied
opportuniIes
for
further
energy
saving
§ Improved
indoor
environmental
quality
§ Improved
tenant
saIsfacIon
and
retenIon
§ Standardized
facility
management
process
and
pracIce
§ Improved
the
skill
set
of
facility
management
team

26. 1st
Green
Building
ConsulIng
Firm
entering
China
Environmental
Quality
&
Energy
Efficiency
expert
Over10-­‐Year
experiences
in
China
market
No.1
market
share
in
LEED
consultancy
>200
completed
and
on-­‐going
LEED
projects……
26

27. Thank You