Guide to Best Practice Maintenance & Operation of HVAC ...

Heating Ventilation & Air-Conditioning

High Efficiency

Systems Strategy

PEOPLE PRACTICES SYSTEMS

Guide to Best Practice Maintenance & Operation of HVAC Systems for Energy Efficiency

January 2012

Council of Australian Governments (COAG) National Strategy on Energy Efficiency

This document was written by Lasath Lecamwasam, John Wilson and David Chokolich (GHD) Published by the Department of Climate Change and Energy Efficiency. ISBN: 978-1-922003-15-7 (print version), 978-1-922003-16-4 (pdf version). ? Commonwealth of Australia 2012.

This work is copyright Commonwealth of Australia. All material contained in this work is copyright the Commonwealth of Australia.

Commonwealth copyright material is licensed under the Creative Commons Attribution 3.0 Australia Licence. To view a copy of this licence, visit .

You are free to copy, communicate and adapt the Commonwealth copyright material, so long as you attribute the Commonwealth of Australia (Department of Climate Change and Energy Efficiency) and the authors in the following manner:

Guide to Best Practice & Maintenance & Operation of HVAC Systems for Energy Efficiency by Lasath Lecamwasam, John Wilson and David Chokolich (GHD). ? Commonwealth of Australia 2012.

Disclaimer

Commonwealth of Australia

This document is produced for general information only and does not represent a statement of the policy of the Commonwealth of Australia. While reasonable efforts have been made to ensure the accuracy, completeness and reliability of the material contained in this document, the Commonwealth of Australia and all persons acting for the Commonwealth preparing this report accept no liability for the accuracy of or inferences from the material contained in this publication, or for any action as a result of any person's or group's interpretations, deductions, conclusions or actions in relying on this material.

Acknowledgements

As part of the National Strategy on Energy Efficiency the preparation of this document was overseen by the Commercial Buildings Committee, comprising officials of the Department of Climate Change and Energy Efficiency, Department of Resources Energy and Tourism and all State and Territory Governments.

The Committee wishes to thank representatives from the HVAC sector and associated industry bodies for their time and professionalism in providing assistance in the preparation of this document, including:

Andrew Aitken Bryon Price Chris Wallbank Frank Parrello Glen Tatam Jane Macnamara John Pirovich Lloyd Woodford Peter Kinsella Phil Wilkinson

Green Building Council of Australia Facilities Management Association of Australia Jones Lang LaSalle Department for Transport Energy and Infrastructure (SA) ACMV Design Consultants Property Council of Australia Colliers International Department of Climate Change and Energy Efficiency Chartered Institution of Building Services Engineers Australian Institute of Refrigeration, Air Conditioning and Heating

Project Background ? Heating, Ventilation & Air Conditioning ? High Efficiency Systems Strategy (HVAC HESS)

The HVAC HESS, a ten-year strategy under NFEE, focuses on energy efficiency improvements in the installation, operation and maintenance of HVAC systems in commercial buildings.

The current three-year work program under the Strategy known as the Cool Efficiency Program commenced in 2009?10 FY.

The Strategy is designed to achieve long term improvements in the energy efficiency of HVAC systems, particularly in commercial building applications. The Strategy is aimed at whole of life improvements in HVAC efficiency, encompassing design, manufacture, installation, operation and maintenance. A large part of the gains targeted are in the maintenance and operation of existing systems in existing buildings, and through the establishment of national standard systems of documentation of the design, installation, operation and maintenance of the equipment.

The Strategy has been designed to address many non technical barriers to efficiency, while identifying and promoting highly efficient technical solutions, systems optimisation processes, and creating the environment in which energy efficiency gains are valued, measurable and sustainable.

With more than 20 separate but complementary measures, the Strategy is aimed at three broad areas of HVAC improvements: Practices; Systems; and People.

This project, funded under the Cool Efficiency Program, is part of the National Strategy on Energy Efficiency, agreed by COAG on 2 July 2009.

Further Information .au/documents/mce/energy-eff/nfee/committees/hvac/default.html

Guide to Best Practice Maintenance & Operation of HVAC Systems for Energy Efficiency

January 2012

 GLOSSARY

AHU AIRAH AMCA ARC AS ASHRAE BACnet BAS BCA BEMS BIM BMS BOM CAD CBD CFC CIBSE CMMS COP DCCEE DEWHA EEGO EER EIR

FMA GBCA GWP HCFC HVAC HVCA

Air Handling Unit Australian Institute of Refrigeration, Air Conditioning and Heating Air Conditioning and Mechanical Contractors' Association of Australia Australian Refrigeration Council Australian Standard (AS/NZS ? Australian New Zealand Standard) American Society of Heating, Refrigerating and AirXConditioning Engineers A type of communications protocol (language) used by BMS Building Automation System (also refer to BMS) Building Code of Australia (since 2011 referred to as the National Construction Code-NCC). Building Energy and Monitoring System (BMCS ? Building Monitoring and Control System) Building Information Modeling (BIMM ? Building Information Modeling and Management) Building Management System (also refer to BEMS and BAS) Bureau of Meteorology Computer Aided Design Commercial Building Disclosure Chloro Fluoro Carbon (a refrigerant that is banned under the Montreal Protocol) Chartered Institution of Building Services Engineers Computerised Maintenance Management Systems Coefficient of Performance (a measure of efficiency of a chiller, also refer to IPLV) Department of Climate Change and Energy Efficiency Department of the Environment, Water Heritage and the Arts Energy Efficiency in Government Operations Energy Efficiency Ratio Environmental Impact Rating (a factor that takes into account the environmental impact of HVAC equipment in a building) Facilities Management Association of Australia Green Building Council of Australia Global Warming Potential Hydro Chloro Fluoro Carbon (a generic type of Refrigerant) Heating, Ventilation and Air Conditioning Heating and Ventilating Contractors' Association (United Kingdom)

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Guide to Best Practice Maintenance & Operation of HVAC Systems for Energy Efficiency

ICA IAQ IEQ IPLV IRR Kg CO2-e KPI kWh LCA LCC MJ ML MEPS NABERS NCC NGERS NLA NPV ODP PCA PPM QA TDC TLP VAV VSD

Independent Commissioning Agent Indoor Air Quality Indoor Environment Quality (covers IAQ, thermal comfort, noise and lighting) Integrated Part Load Value (a measure of efficiency of a chiller) Internal Rate of Return Kilogram carbon dioxide equivalent (used in greenhouse gas coefficient) Key Performance Indicator Kilowatt Hour, unit of energy equal to 1,000 watt hours, typically used for electricity Life Cycle Analysis Life Cycle Costs Mega Joule, unit of energy equal to a million joules, typically used for gas Mega Litre, a million litres Minimum Energy Performance Standards National Australian Built Environment Rating System National Construction Code (also refer to BCA) National Greenhouse and Energy Reporting System Net Lettable Area (measured in accordance with the PCA Method of Measurement) Net Present Value Ozone Depletion Potential Property Council of Australia Planned Preventative Maintenance Quality Assurance Total Dissolved Solids Tenants Lighting and Power Variable Air Volume Variable Speed Drive (also known as Variable Frequency Drive)

Glossary

iii

 CONTENTS

1. INTRODUCTION TO THIS GUIDE

1

1.1 About this Guide

1

1.2 Why consider efficiency in HVAC Systems?

2

1.3 Who Would Benefit from This Guide?

4

1.4 How to use this Guide?

6

1.5 Stakeholder Responsibilities

7

2. HVAC MAINTENANCE IMPLEMENTATION PROCESS

11

2.1 General Information

12

2.2 Develop Policies & Obtain Corporate Support

12

2.3 Develop Strategies & Allocate Resources

13

2.4 Prepare Documentation

15

2.5 Maintenance Management, Monitoring & Training

19

3. BUILDING OPERATION

23

3.1 Building Owner

23

3.2 Facilities Manager

24

3.3 Occupants & Tenants

25

3.4 Maintenance Service Provider

26

4. DOCUMENTATION

27

4.1 General

27

4.2 Operating & Maintenance Manuals

27

4.3 Maintenance Log Books

28

4.4 Building User Guides

28

4.5 Tenancy Fit-out Guidelines

29

4.6 Asset Register

30

4.7 Environmental Impact Rating (EIR)

31

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Guide to Best Practice Maintenance & Operation of HVAC Systems for Energy Efficiency

5. FINANCIAL & ENVIRONMENTAL EVALUATION

32

5.1 Introduction

32

5.2 Simple Payback Period

32

5.3 Net Present Value

32

5.4 Internal Rate of Return

33

5.5 Life Cycle Analysis

33

5.6 Benefits of Economic Analysis

33

5.7 Environmental Evaluation

34

6. HVAC EQUIPMENT & EFFICIENCY

36

6.1 Introduction

36

6.2 Chillers

38

6.3 Cooling Towers

42

6.4 Air Handling Units & VAV Boxes

44

6.5 Boilers

48

6.6 Pumps

50

6.7 Fans

51

6.8 Humidification & De-Humidification

52

6.9 Packaged HVAC Systems

54

6.10 Power Factor Correction

55

6.11 Building Management Systems

56

6.12 Commissioning & Building Tuning

58

6.13 Trends in HVAC Design over the past 20 Years

59

APPENDICES

Appendix A: Definitions of Key Words

61

Appendix B: Checklist ? Building Owner

69

Appendix C: Checklist ? Facilities Manager

70

Appendix D: Checklist ? Building Occupant/Tenant

73

Appendix E: Checklist ? Maintenance Service Provider

74

Appendix F: Checklist ? Energy and Maintenance Auditor

81

Appendix G: Checklist ? Controls Specialist

82

Appendix H: Checklist ? Design Engineer

84

Contents

v

 LIST OF FIGURES AND TABLES

TABLE INDEX

Table 4.1: Information in Asset Register

30

Table 5.1: Emission Factors

35

FIGURE INDEX

Figure 1.1: Benefits from Best Practice Maintenance & Operation

3

Figure 1.2: Benefits to Stakeholders from this Guide

5

Figure 1.3: Document Structure

7

Figure 1.4: Typical Team Structure

9

Figure 2.1: Steps to Maintenance Implementation

11

Figure 2.2: HVAC Systems and Key Activities

22

Figure 5.1: Life Cycle Cost Vs. Efficiency

34

Figure 6.1: Typical Energy Consumption Breakdown in an Office Building

36

Figure 6.2: Typical Energy Consumption Breakdown in a HVAC System

37

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Guide to Best Practice Maintenance & Operation of HVAC Systems for Energy Efficiency

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