Content area
Full Text
ABSTRACT
In order to avoid reaching unsustainable levels of atmospheric greenhouse gas (GHG) concentrations, we must reduce GHG emissions by 75% by 2050. "Deep" commercial building retrofits are an essential part of the solution. A "deep" retrofit is 1) a package of integrated, whole-building energy efficiency measures that 2) is coordinated with planned equipment replacement and that 3) optimizes cost and GHG reductions. Developing deep retrofits requires changes to the typical approach to building retrofits (which generally result in only ~15-30 percent energy savings). This paper highlights differentiators between the Empire State Building retrofit process and the typical approach to retrofits. These differentiators are likely not the precise or only changes needed to the typical retrofit process; however, they form a starting point for driving greater energy savings in building retrofits.
INTRODUCTION
It is necessary to reduce greenhouse gases by approximately 75% by 2050 and commercial building retrofits are a critical part of the solution (McKinsey Global Institute 2008). Retrofits have typically produced electricity reductions on the order of 15-30 percent of a building's energy consumption (Osborn et al. 2002); however, in order to meet aggressive greenhouse gas reduction targets, we need to develop new approaches that lead to far greater energy savings than are currently achieved. In this paper, the typical process employed in building retrofits completed by Energy Service Companies (ESCOs) is described. This process is compared to the process used in the Empire State Building (ESB) retrofit, and the elements differentiating the ESB process are explored.
TYPICAL APPROACH TO RETROFIT PROJECT DEVELOPMENTAND EXECUTION
Here, we describe the typical approach to retrofits as the typical Energy Service Company (ESCO) approach as this process is most similar to the process used in the ESB project. The ESCO process for developing and executing a retrofit project can be described in four phases.
Phase 1: Target & Qualification (1-2 months) . The first phase, the Target and Qualification phase, involves evaluating client eligibility for a retrofit. The ESCO investigates credit worthiness, capital constraints, energy cost savings potential, building lease structures, client goals, and other basic elements that determine the viability of a retrofit project. The Target and Qualification phase typically results in a Memorandum of Understanding between the ESCO and the client.
Phase II: Discovery...