ASHRAE Winter Meeting Atlanta

1
FDD from an Integrated Facility Management
Perspective

• Mark Breuker
• ASHRAE Associate Member
• Services Resources, Inc.
• Marietta, GA

2
Outline of Presentation

• IFM business model
• Existing high-level FDD techniques
• Needs assessment for FDD technology
• Assistance with EMS Monitoring
• Handheld technology for technicians
• Conclusions
• Questions

3
Integrated Facilities Management

• Integration of facility maintenance, purchasing,
  operations, and energy services
• Take on budget responsibility for total
  facilities expenses
• Incentives for reducing cost or improving service
  levels

Materials Miscellaneous Services 17
Maintenance 34
Management 5
Real Estate 8
Energy 36
4
IFM for Distributed Portfolios

• Targeting companies with large portfolios of
  small to midsize properties
• Mobile service technicians leveraged across
  multiple clients cant afford dedicated
  facility personnel
• Call center log complaints and dispatch
  technicians
• Driving costs out of the facility budget
• Self-perform service avoid sub contractors
• Utilize generalists to perform variety of
  services at lower cost
• Improve processes with subcontractors common
  platform for reporting and analysis
• Utilize information technology to increase
  awareness of cost and consumption to budget
• Analyze usage anomalies to flag maintenance needs

5
High-level FDD Today

• Problem Find fix facilities not performing as
  expected
• How? Utility data analysis and EMS Monitoring
• Interval metering data analysis
• Data obtained through pulse meter EMS
  monitoring or interval meter data provider
• Weekly kWh totals vs. plan flag discrepancies
  and issue work orders to field for follow-up
• Utility bill analysis and web-based reporting
• Paid in AP previously no logging of
  consumption/demand
• Flags raised for significant increases in
  consumption/demand (/- 20)
• Scatter charts for similar facilities
• Adjustment for weather? Not well developed

6
Electricity Scatter Charts
7
FDD Using EMS Monitoring - Experience

• Standardize improved EMS programming strategies
  across the portfolio
• Centralized warehouse and response for alarms
• Adjust lighting schedules extended hours
• Recommissioning of EMS systems
• Investigate excessive overrides
• Alarm for operation outside expected load profile
• Equipment diagnostics simple assessment without
  visiting facility
• Complexity depends on level of sensors
• Simple detection of problems examples
• High differential pressure ? filter replacement
• Cycling frequency of cooling stage vs. outdoor
  temperature
• Mostly a manual process currently rely on
  trained technicians
• Results to date 11 reduction in kWh
  consumption at major retailer

8
Needs for FDD in EMS Center

• Problem
• Too much data to analyze
• Many different control systems gateway systems
  provide partial solution
• FDD software solution would
• Works on existing generic EMS data
• Able to adapt to different levels of
  instrumentation
• Self-training for proper building operation
• Detection first and most important diagnostics
  is a good next step
• Quantify the benefits of addressing the problem
• Tied into call center / work order system

9
FDD Technology for Techs
T
palm computer
T
tech
wireless
P
air conditioner
database
operations
10
FDD Technology for Techs

• Advantages
• Allows generalists to become experts no need
  for expensive subcontractors
• Standardize procedures for inspections reduces
  time
• Web-based reporting
• Tremendous efficiency and quality control
• Record of service visit with data entry
• Energy efficiency index quantify benefits of
  repairs
• Issues
• Training some techs are resistant to new ways
• Urgency hard to find time for process
  improvements
• Cost - must justify cost of technology need
  more documented results

11
Conclusions

• Integrated Facility Management business model is
  prime target for FDD products
• Minimize energy and subcontractor costs
• Standardize expectations and improve reporting
• Scale exists to justify the investment and
  training
• Major area of focus in near term
• Extending capabilities of EMS monitoring center
• Handheld devices for technicians
• Barriers to implementation
• Integrating with existing processes
• Documented cost savings to move from
  back-burner to justify first cost and process
  changes