Green Retrofitting: Start with an Energy Audit

Every building's needs are different, but upfront you can figure that a 10 percent reduction in energy use is easy, a 20 percent reduction is feasible and a 30 percent reduction is possible — depending on how much you're willing to invest in energy-efficiency technology. With fuel costs increasing, these kinds of savings become ever more attractive.

Steps you can take range from something as simple and inexpensive as sealing pipe leaks to substantial investments like a high-tech energy-management system. Commonly, the more pricey the investment, the longer you have to wait for a payback. But you will come out ahead. Parkchester North, a 55-building condo complex in the Bronx, installed insulated windows. Over the next 20 years, the management projects that this one retrofit will save the complex more than $500,000 in energy use.

As well, a property's asset value gets strengthened when environmentally friendly technologies reduce operating costs. And there are the more intangible effects that also add value.

Like New

For instance, just as new buildings, in ads and promotional materials, are quick to trumpet their commitment to sustainable design, so, too, can older buildings evoke social consciousness and environmental responsibility by doing energy-conserving retrofits that can attract co-op or condo buyers. A green building is healthier and more comfortable than otherwise because interior air quality is improved — and prospects like the idea of being responsible citizens, especially if they can also save on their utility bills.

For a building contemplating these kinds of improvements, the key is to compare the upfront cost of a green-related retrofit with its projected payback in terms of energy savings. The best way to start is with an energy audit by a certified contractor or consultant. The audit will give the building a handle on what needs to be done, what can be done, and what the estimated price tag will be. Audits can be carried out separately or in combination with a full capital-needs assessment and capital plan.
Here are examples of some of the more easily accomplished retrofits:

• Upgrade your lighting. Substitute compact fluorescent lighting for fluorescent bulbs. CFL bulbs last ten times longer than conventional ones and slash energy consumption by 66 percent.

• I nstall bi-level lighting in public areas such as staircases, hallways and the laundry room. These setups change from dim to bright only when sensors detect foot-traffic, rather than burning lights brightly around the clock. The result? A 50 percent decrease in electricity consumption.

• Prevent heat leaks. Check pipes and ducts for leaks, and seal them accordingly. Inspect the whole building envelope for cracks and other openings from which heat can escape.

• Save in the kitchen. Substitute Energy Star appliances for older refrigerators (particularly profligate wasters of electricity) and ranges.

There are many other available retrofits, including the installation of photovoltaic cell arrays on the roof to harness solar energy, or planting a green roof in which vegetation provides an extra layer of insulation that deters heat loss while reducing summer cooling needs by as much as 25 percent.

Making Condense of It All

Two recommended but substantial investments involve your heating system. Both yield immediate savings in fuel consumption, but recouping the capital outlay can take three to six years.

High-tech condensing boilers are much more energy-efficient than conventional ones because they condense and recycle exhaust gases to preheat water entering the boiler — recapturing energy that otherwise would escape up the chimney. This increases the efficiency of fuel conversion to energy to over 90 percent, compared to the 80 percent or less of conventional boilers. This not only saves money but also reduces emissions into the environment.

However, condensing boilers are up to 50 percent more expensive to purchase and install than the conventional variety and require more maintenance. The savings will pay for this added expense, but only after a few years.

Condensing boilers also cannot be used in steam-heating systems so the best route to higher efficiency in that case is with a computerized energy management system. An EMS uses electronic sensors throughout the building to continually monitor room temperatures and ensure that heat is correctly distributed. More advanced EMS installations also provide zone controls for finer adjustment of heat-balance. Fuel costs are reduced because the monitors feed the boiler much more accurate information than a thermometer-based system. Long-term maintenance problems are also minimized because the EMS alerts management as or before they arise.

There are many shades of "green" available to the enterprising co-op or condo board, enabling the adaptation of relatively simple strategies now and to phase in further improvements later. Retrofits quickly show up in bottom-line savings while continuing to add to the value of apartments. Operating costs are pared, the building's value increases and you make a significant contribution to decreasing harmful air emissions and to mitigating climate change.

Not only do you save money, but you get to be all global-warm-and-fuzzy.

Richard M. Cherry is founder and president of the Community Environmental Center.

Adapted from Habitat July/August 2007. For the complete article and more, join our Archive >>