Reduce Your Equipment Maintenance Costs
By: Mike McKee
All hotels have an annual cost to maintain and repair the equipment that is critical to the operation of the business. For most of the equipment, (HVAC, telephone system, computer system, security system, copiers, fax machines, elevators, ATM machines, literally anything that can be plugged into a wall,) the maintenance and repair will be handled through the purchase of a maintenance contract. The option to a maintenance contract is to take a chance that the equipment will not fail, but when it does, pay for the repairs on a time and materials basis. This can be risky, so for security, most companies purchase maintenance contracts.
Hotel owners who are buying maintenance contracts need to ask the following question. How do I know if I’m getting my money’s worth? Maintenance contracts require the bill to be paid before the work has been performed. Consequently, the incentive to provide good service has been reduced. For example, each time service is requested the vendor is losing profit margin. Years ago original equipment manufacturers profited heavily from the sale of new equipment. Due to rapid change in technology and increased competition, these margins have been severely decreased. Therefore, equipment manufacturers and vendors have significantly increased their profit margins through the service and repair of equipment. Most of you have experienced this phenomenon after purchasing a new appliance, car or television. Like the plague, you instinctively try to avoid the extended warranty sales pitch. For the same reasons you question the extended warranty proposal, ask yourselves whether maintenance contracts for your business equipment are a good deal?
An alternative now exists to maintenance contracts which will put the control and negotiation of price back into your hands. Equipment maintenance and repair insurance is a new and innovative approach to handling a process which can be time consuming and expensive. Essentially, the program is an insurance policy with a premium, which is 15-40% less than the total amount your company currently spends on all equipment maintenance and repair costs combined. Most of these costs will come from maintenance contracts, however the program will work for leased equipment or self insured, (time and material,) maintenance costs as well. This program will significantly reduce your total costs while broadening your coverage and delivering services you have never had with your current maintenance and repair vendors. Most of you are either too busy or do not have the technical experience to know whether you have received a good deal by buying maintenance contracts to service your equipment. A program like this takes care of these concerns. Regardless of the service performed, it will be fully audited to ensure the equipment receives the best possible service.
In addition to savings, most of these programs will develop an out-sourced asset management program, which will track each individual piece of equipment. A company will have the opportunity, perhaps for the first time, to know exactly how often and why the equipment breaks down and more importantly how much it costs to repair. The companies who provide this service will take care of the work orders through a 1-800-dispatch service. Each piece of equipment will be asset tagged and stored in a personal equipment history database. If desired, all of the current vendor relationships will remain the same. For example, if a telephone system goes down, a hotel would call a 1-800 #, which a trained engineer in the dispatch department would answer. The hotel would inform the technician that xyz, (the tag #,) piece of equipment was not functioning and needed repair. Because Aon has informed the insurance company ahead of time what vendor was responsible for that equipment, they would dispatch the service immediately. Once the service is performed, the vendor will send the invoice to the insurance company, who will audit and pay the invoice within 30 days of receipt. Thus, a tremendous amount of the administration of this process is outsourced, which will create additional soft dollar savings for the company.
Other aspects of the program which are not typically provided through contracts include management reports, repair costs (caused by power surges, air conditioning failure and human error or negligence), rental of substitute equipment, overtime costs (7 days/24 hours a day), in-house reimbursement for repairs, built in obsolescence and the ability to finally have one common anniversary date. These extra services are all included for the guaranteed premium, which is usually between 15-40% less than what most hotels are paying today for numerous contracts.
Many companies throughout the world are taking advantage of these programs. Savings aside, most companies should consider a program like this for the increased benefits, ease of administration, outsourced vendor dispatch and direct pay program alone. In addition to the hard dollar savings, companies receive broadened coverage, increased benefits and services as well as soft dollar savings created through the development of administrative efficiencies. There will now be one premium, (no deductibles,) rather than several maintenance contracts to negotiate and renew each year. In many forms, consolidation has been an excellent way for companies to increase their profit margin. This is an example of equipment maintenance and repair consolidation.
If you would like to inquire about saving money and creating a more effective and efficient process of repairing your equipment, please contact Mike McKee or Matt Smith at (800) 543-1022.
Mike McKee is Account Executive at Aon Hospitality
Energy Saving in The Home
Energy Saving in The Home
With the rising cost of fuel in the world saving electricity is becoming a real issue. We can all afford to save a few baht on utility bills. At the same time we can help improve the environment by reducing carbon emissions. Here are just a few simple ideas for saving electricity (and our environment). Some of them are hopefully pretty obvious.
List of Electricity – Saving Tips:
1. Use compact fluorescent bulbs
for lights that are on for more than one or two hours per day. Fluorescent lights have greatly improved in quality over the past ten years, and prices have come down recently: you can get 13-watt bulbs for less than 150 baht. Fluorescent bulbs are 6-8 times more energy-efficient than incandescent bulbs. They last 10-20 times longer than normal bulbs, so you won't have to change them for years. You can now buy fluorescent bulbs that give off a very warm yellowish light, not that harsh white light. The use of fluorescent bulbs will reduce the emission carbon dioxide from electrical power plants.
2. Install light dimmers.
And try to match bulbs to use. Consider changing bulb sizes . Often a 60 W. bulb will provide sufficient light where a 100 W. light bulb was being used. A 60 W. bulb uses 40% less power. Keep light fixtures clean.
3. Install Ceiling Fans.
in rooms where you have air conditioners. Ceiling fans use a lot less electricity than A/C and are often just as effective in providing comfort.
4.Sun Shades.
Install sun shades to the outside of your house to shade walls and windows. Consider installing tinted film to windows to cut down on heat transmission through glazing. If the room is cooler, you will certainly use less electricity trying to cool it. Radiant barriers on your rooftop can cut your air conditioning bills by 15% to 50%. In Thailand the use of polyurethane foam is quite effective in reducing heat loading on concrete roofs. It can be applied to the external surface of the roof in a matter of hours. It also has the added benefit of providing a very effective water proofing barrier.
5. Go around your home and unplug devices you haven't used in the past month. Even if they aren't turned on, they probably use some electricity
6. Set your refrigerator temperature to 3 degrees Celsius . If it's set lower than that, it's costing you more than it should. Defrost it regularly, to save extra money per year, Don't open the door too often
7. Get your children involved . Offer to pay them half of the electricity bill savings they can generate, compared to last year's bills. Encourage them to turn lights off when they leave the room.
8. If you are living in a house or townhouse consider installing exhaust fans in your attic or top floor. They can reduce A/C bills in hot climates by over 30%, and they don't cost much to install. We suggest that you call a few experts on air-conditioning and venting in your area, and get their opinion. A mechanical engineer can advise on the best way to improve performance.
Start Saving Energy
Checking out conservation strategies in the hospitality industry
Small actions result in big savings when you're talking about energy management in the hospitality industry. The 24/7 nature of hotel and lodging operations can escalate energy usage from sensible to shocking if energy management practices are not developed and implemented. "I'd say that maybe 10 percent of the hotels out there have a good, solid energy management program," says Phil Sprague, president, PSA Energy Consultants, Mound, MN. If Sprague's estimates are correct, simple math shows that nearly 52,000* lodging establishments in America are not reaping the benefits of efficient products, systems, and procedures - actions that can save hoteliers upwards of 20 to 40 percent in operating costs.
Those in the hospitality industry implementing smart strategies to save energy will be the first to validate the worth of these programs. "It's just a day-to-day thing here. We have a mantra, 'energy management is good business' all the time - period," says John L. Lembo, director of energy, North American Hotel Operations, Starwood Hotels & Resorts Worldwide Inc., White Plains, NY.
No effective energy management plan can begin until a thorough analysis of energy usage has been conducted. A daily record of energy use and hotel activities will help you arrive at this point. According to the Washington, D.C.-based American Hotel & Lodging Association (AH&LA), it is important to record the following each day: a reading of electric, gas, and water meters; occupancy and count of guests; meal covers; weather conditions; laundry usage; and estimated usage and hours of operation for exercise equipment. Analyze the findings by cross-referencing the data with the monthly statement received from utilities.
An analysis can become the springboard for discussion with representatives from your local utilities. "I'll bet you that more than half of the hotels in America are on the wrong utility rate," Sprague says. With almost 30 years of experience advising the hospitality industry in ways to reduce energy, Sprague suggests that, when possible, hotels should be on the time-of-day rate because about 65 to 70 percent of energy consumed in hotels is during off-peak periods. "By simply asking your utility to change your rate, you can save three to five percent on energy costs," he adds.
Implementing an effective energy management program might take time and effort but it doesn't have to take a huge budget. "As far as best practices are concerned, there are a thousand things that one can look into to save money that make sense and are generally not realized because they are so simple," explains Edwin Figueroa, director, engineering operations, Hilton Hotels Corp., Beverly Hills. Setting thermostats to cool to 85 degrees F. in unoccupied rooms, renting guestrooms affected by climate (top floor, end of corridors, facing west or facing east) only as necessary, and cleaning or replacing HVAC filters are just a few suggestions from the AH&LA's Energy Management and Conservation Guide. "Operations and maintenance is a key factor in any hotel energy conservation program," Sprague adds.
One initiative in the four-part energy management plan implemented by Hilton Hotels Corp. specifically seeks out these types of best practices, posting them on the company Intranet to share. "Believe it or not, our team members were the ones that came up with the greatest majority of these suggestions. And when we implemented them in our first year, we found that just on best practices alone, we were able to reduce as a company (in the managed and owned brand) approximately five percent in savings - just on common sense items," says Figueroa about changes in lighting, guestroom temperature, and food preparation.
SOURCE: AMERICAN HOTEL & LODGING ASSOCIATION
If housekeeping services turn on fewer lights while cleaning, savings are imminent. However, if the lights they turn on are incandescent lamps, the potential to increase these savings is vast. "If you replace a 100-watt [incandescent] light with an 18-watt or 23-watt compact fluorescent, you've reduced energy consumption by 50 percent - multiply that by an average of about 10 lights in a guestroom, multiplied by over 1,000 guestrooms, [and] a good retrofit program saves a huge amount of energy," Figueroa explains.
Lighting retrofits are just one way that energy consumption is reduced without compromising the quality of the product. "Energy management can and should be invisible to the guest," says Sprague. Other products worthy of investigation and possible investment include: low-flow showerheads, energy-efficient chillers, reflective window film, exit sign retrofit kits, and variable frequency drives on pump motor controllers. Check with your utilities about the availability of rebates to offset the expense of new equipment.
Computerized energy management (EMS) and building automation systems can regulate lighting and HVAC controls, as well as help with load-shedding and equipment cycling. According to the AH&LA's Guide, these systems (with proper installation) will result in optimistic savings of 20 to 25 percent.
To combat wasteful guests, guestroom controls that utilize infrared, sound, or ultrasonic occupancy sensors can reduce wasted energy from lighting in unoccupied rooms.
While most energy management strategies can result in a three-year or less payback, investments in alternative energy sources provide a much longer return on investment (sometimes 10 to 15 years). However, funding from utilities and state or local agencies can minimize the costs substantially. "We're putting two fuel cells [in hotels] in the state of New Jersey. We received $1.6 million from the New Jersey Clean Energy Fund for these units. Now we're going to get some additional energy efficiency [and] we're going to be to 'clean and green,'" says Lembo.
Cogeneration, or combined heat and power as it's often called, is another means to reduce peak-load demand rates. "It's a much more efficient way of generating power because you are using waste heat," Lembo explains. As noted by AH&LA, another advantage of cogeneration is the increased reliability of your energy supply.
If the idea of implementing a program seems daunting, remember the following of Sprague's comments: "The real bottom line is there is no logical reason why any hotelier can't implement one of these programs - it's just bad business judgment [if they don't]."
Start with an energy audit. An independent company or consultant can look at your facility's historic energy profile, diagnose effective energy conservation methods, and recommend changes to systems and procedures.
Make sure your consumption and goals are measurable. "Energy accounting is the foundation of any energy program," Sprague advises.
Educate yourself. Contact associations such as the AH&LA, use the Internet, learn how to read your monthly utility statements, and find out about rebate opportunities.
Scrutinize operations. Evaluate all processes from food preparation to laundry services and ask your team to provide suggestions for improvement.
Invest appropriate capital. When building products and systems need upgrading, align capital to deliver energy-efficient alternatives.
Whether you own or manage one hotel or an entire portfolio, the quest for energy management must be ongoing. Says Figueroa, "You can always do better - as long as you stay in pursuit
Save Energy and Costs Through Effective Preventive Maintenance
Everyone’s daily routine includes maintenance. We take care of our bodies to avoid getting sick. Routine care for our cars helps us avoid winding up stranded on the side of the road. Small home repairs such as roof maintenance, prevents bigger leaks and saves costs over time.
Regular maintenance is considered a requirement in so many parts of everyday life. Why should it be different for a building’s heating, ventilating and air conditioning (HVAC) system?
Today’s facility managers and maintenance professionals need to keep building equipment and systems assets operating efficiently in order to recognize the return on the investment of system purchases and to ensure the quality and productivity of facility occupants. Improved energy efficiency, lower operating costs and the elimination of unexpected downtime are all among the benefits that can be realized when implementing a preventive maintenance program.
Risks of Avoiding the Problem
The purchase and operation of HVAC systems represents a significant investment over the life of a facility. In fact, HVAC operation consumes a significant portion of a facility’s energy expenses alone. Therefore, deferred maintenance often results in reduced equipment/system performance and life, which can present a significant financial challenge and decrease the asset value of the building.
Properly maintained HVAC systems provide a comfortable working environment that can improve worker productivity or reduce sick time, according to the U.S. Environmental Protection Agency (EPA). High building Indoor Air Quality (IAQ) makes both economic sense and avoids potential employer liability. Employees who are comfortable in their work environments put forth their best at work, improving productivity.
Studies have shown that the performance of office work can be increased by 1.1 percent for every 10 percent reduction in the proportion of persons dissatisfied with the air quality, by 1.6 percent for every twofold decrease of pollution load, and by 1.8 percent for every twofold increase of the ventilation rate (outdoor air supply rate).” A small improvement in worker productivity can multiply the benefits of energy savings gained by properly maintained, energy efficient HVAC systems.
Maintenance with a Purpose
Facilities managers are advised to implement preventive maintenance programs that will increase energy efficiency cut operating costs and positively impact the overall
Value and life-cycle of the system. Preventive maintenance is one of the best ways to achieve superior system performance.
Scheduled maintenance on HVAC systems allows facility maintenance professionals to lower operating costs by extending the life of their system, reducing the risk of early equipment failure and avoiding unscheduled down time. By scheduling maintenance, facility maintenance professionals plan for analysis and repairs to be performed at the business’s convenience. This will reduce the possibility of occupant interruption and lost productivity.
Regular maintenance on the HVAC system’s interdependent equipment also identifies and eliminates potential future problems before they have a chance to start. Skilled technicians work with facility managers to assess equipment health, maintain spare parts inventories and perform routine inspections so they know when to replace or repair worn parts before trouble might occur.
Scheduled system analysis and maintenance can also help identify and reduce the typical seasonal strain on HVAC systems.
Indoor air quality is made up of a constantly changing interaction of factors, as outdoor temperatures change and systems are forced to accommodate the fluctuating seasonal demands on the building.
Preventive maintenance on an HVAC system can identify any areas of a system that are being strained by constant use and/or any inconsistent factors, while also saving both time and money and extending the life of a system.
Energy and Cost Savings
Preventive maintenance is an effective way to improve system performance and reduce energy consumption, thereby improving environmental responsibility. Carbon dioxide emissions from power plants account for 95 percent of indirect global warming impact, and energy use is the single largest source of carbon dioxide emissions. By improving energy efficiency, responsible maintenance programs assist facilities in meeting their environmental goals.
At a time when energy prices are reaching all time highs, facility managers will want to perform preventive maintenance to increase system performance and reduce operating costs. According to the U.S. Dept. of Energy, building operation and maintenance programs specifically designed to enhance operating efficiency of HVAC and lighting systems can reduce energy bills by 5 percent to 20 percent without significant capital investment.
Establishing a Preventive
Maintenance Program
Facility maintenance professionals may consider enrolling in a customized preventive maintenance program, or contract, which takes full advantage of manufacturers’ recommendations and HVAC system professionals’ expertise. System manufacturers develop HVAC and facility-specific plans which incorporate system knowledge and operational experience.
HVAC manufacturers and service professionals make system and building performance assessments and maintenance recommendations based upon decades of experience and act as a primary resource for establishing a program of routine and preventive maintenance actions.
Maintenance frequency is a primary consideration when developing a holistic maintenance plan. Facility maintenance professionals appreciate the benefits of routine, yet infrequent system service. Frequency of maintenance is determined based upon the labor and material resources needed to accomplish the maintenance action compared to the building’s goals, budget and maintenance priority.
A balance needs to be found when determining this frequency. More frequent maintenance will increase the probability that equipment will operate efficiently and that problems will be identified quickly or prevented. Conversely, the more often a piece of equipment is maintained, the higher the cost of maintenance and, in fact, the greater the probability of accidental maladjustment.
Facility maintenance professionals are encouraged to work with their manufacturer to strike a balance that will best optimize their specific facility conditions.
Instead of simply defining a calendar time frequency for maintenance action, the ideal situation would call for maintenance to be performed based on runtime, change in energy use, change in performance, or some other significant measurable parameter.
Bringing the Solutions to Life
Much like physical well being, the upkeep of cars and home maintenance, commercial HVAC systems are in need of regular maintenance to ensure quality performance and a lasting life-cycle. Good maintenance practice is critical to an HVAC system’s performance and achievement of expected savings. Facility managers and maintenance professionals are encouraged to reap the benefits of vendor services packages such as those offered by vendors such as Trane to ensure that their HVAC systems are operating at their optimal level.
Professional service and HVAC solution providers can assist facility managers and maintenance professionals by assessing their entire system and develop preventive maintenance solutions and plans to suit their needs. These trained services technicians can also ensure that preventive maintenance is done safely, thoroughly and effectively.
Business Contractor Assisted Projects To Help Save Energy
Business Contractor Assisted Projects To Help Save Energy
Energy-efficient additions seem expensive, but calculate your payback period and watch the return on your investment in your energy savings.
Building Maintenance
• In many buildings, storm or thermal doors are largely seen as unimportant or too small for consideration. However, the infiltration loss of doors is actually a substantial portion of the total energy and dollar losses in the building. Maintain doors and have them serviced regularly.
• Oftentimes in business facilities, the largest exposed area is the roof. Therefore, it is very important that this area be insulated to the recommended levels. A ceiling or roof with too little insulation could be wasting your energy dollars, both winter and summer.
• Perform routine maintenance of rooftop HVAC units.
• Roof vents and attic ventilators help by allowing hot air to escape and cooler outside air to enter. With proper air flow your attic shouldn't be any warmer than the outside air. Have these checked often by an HVAC contractor.
• If you are re-roofing, use light colored shingles. The lighter colors reflect more sunlight and reduce heat gain of your building.
HVAC (Heating Ventilating & Air Conditioning)
• Have your heating & cooling system professionally serviced. Tune-ups can help you save on operating costs and extend the life of the system..
• Install an air conditioner economizer (applicable to packaged rooftop units) to reduce the need for electrical cooling.
• Today's energy-efficient heat pump is a real energy saver and makes good sense for businesses.
• Look at installing an Energy Management System to control HVAC and lighting.
Equipment
• Consider replacing some or all electric cooking equipment with comparably sized gas-fired equipment.
• Where applicable, replace broilers with grooved or smooth griddles to significantly reduce the associated energy consumption.
• Solid-state cooking controls allow the operator to program the equipment with complete instructions, including pre-heat temperatures, cooking times and temperatures, and holding temperatures once the food is cooked. All the information is easily entered via a keypad-type control panel.
• Replace any equipment that has reached the end of its service life with high efficiency equipment.
• Chillers are used extensively for large facility space cooling and in industrial process liquid cooling. In many business and industrial facilities space cooling and process refrigeration represent one of the largest energy expenditures. Improving chiller efficiency can significantly reduce your energy usage without affecting comfort or production.
• Install a refrigerant heat recovery system and use waste heat from walk-in refrigerators and freezers to preheat the facility hot water.
• If you have an older gas water heater, replace it with a high-efficiency water heater. It can save a significant amount of money for years to come.
Lighting
• Retrofit with the most efficient lighting sources available today: High Intensity Discharge (HID), and Low-Pressure Sodium (LPS) lamps.
• Low voltage lighting is ideal for retail and specialty stores, museums, galleries or whenever pinpoint lighting accuracy and excellent color and sparkle are needed to make your merchandise and business look their very best.
• Installing lighting controls is one of the most efficient means of decreasing facility operating expenses. When lights are left on unnecessarily or areas are lighted excessively, energy costs increase.
• Rewire restroom fans to operate with the lights.
Remodeling Tips
• Painting walls with light colors help to keep interiors cooler. A white wall can reflect 80% of the light that hits it.
• Install energy efficient windows. They not only help to lower your energy bills for years to come, but they help reduce fading of carpets, drapes and furniture.
• Re-roof with highly reflective materials so the building doesn't absorb as much of the sun's heat.
Start Saving Energy - No Reservations about Energy Management (3 of 4)
Start Saving Energy - No Reservations about Energy Management (3 of 4)
Checking out conservation strategies in the hospitality industry
Small actions result in big savings when you're talking about energy management in the hospitality industry. The 24/7 nature of hotel and lodging operations can escalate energy usage from sensible to shocking if energy management practices are not developed and implemented. "I'd say that maybe 10 percent of the hotels out there have a good, solid energy management program," says Phil Sprague, president, PSA Energy Consultants, Mound, MN. If Sprague's estimates are correct, simple math shows that nearly 52,000* lodging establishments in America are not reaping the benefits of efficient products, systems, and procedures - actions that can save hoteliers upwards of 20 to 40 percent in operating costs.
Those in the hospitality industry implementing smart strategies to save energy will be the first to validate the worth of these programs. "It's just a day-to-day thing here. We have a mantra, 'energy management is good business' all the time - period," says John L. Lembo, director of energy, North American Hotel Operations, Starwood Hotels & Resorts Worldwide Inc., White Plains, NY.
No effective energy management plan can begin until a thorough analysis of energy usage has been conducted. A daily record of energy use and hotel activities will help you arrive at this point. According to the Washington, D.C.-based American Hotel & Lodging Association (AH&LA), it is important to record the following each day: a reading of electric, gas, and water meters; occupancy and count of guests; meal covers; weather conditions; laundry usage; and estimated usage and hours of operation for exercise equipment. Analyze the findings by cross-referencing the data with the monthly statement received from utilities.
An analysis can become the springboard for discussion with representatives from your local utilities. "I'll bet you that more than half of the hotels in America are on the wrong utility rate," Sprague says. With almost 30 years of experience advising the hospitality industry in ways to reduce energy, Sprague suggests that, when possible, hotels should be on the time-of-day rate because about 65 to 70 percent of energy consumed in hotels is during off-peak periods. "By simply asking your utility to change your rate, you can save three to five percent on energy costs," he adds.
Implementing an effective energy management program might take time and effort but it doesn't have to take a huge budget. "As far as best practices are concerned, there are a thousand things that one can look into to save money that make sense and are generally not realized because they are so simple," explains Edwin Figueroa, director, engineering operations, Hilton Hotels Corp., Beverly Hills. Setting thermostats to cool to 85 degrees F. in unoccupied rooms, renting guestrooms affected by climate (top floor, end of corridors, facing west or facing east) only as necessary, and cleaning or replacing HVAC filters are just a few suggestions from the AH&LA's Energy Management and Conservation Guide. "Operations and maintenance is a key factor in any hotel energy conservation program," Sprague adds.
One initiative in the four-part energy management plan implemented by Hilton Hotels Corp. specifically seeks out these types of best practices, posting them on the company Intranet to share. "Believe it or not, our team members were the ones that came up with the greatest majority of these suggestions. And when we implemented them in our first year, we found that just on best practices alone, we were able to reduce as a company (in the managed and owned brand) approximately five percent in savings - just on common sense items," says Figueroa about changes in lighting, guestroom temperature, and food preparation.
SOURCE: AMERICAN HOTEL & LODGING ASSOCIATION
If housekeeping services turn on fewer lights while cleaning, savings are imminent. However, if the lights they turn on are incandescent lamps, the potential to increase these savings is vast. "If you replace a 100-watt [incandescent] light with an 18-watt or 23-watt compact fluorescent, you've reduced energy consumption by 50 percent - multiply that by an average of about 10 lights in a guestroom, multiplied by over 1,000 guestrooms, [and] a good retrofit program saves a huge amount of energy," Figueroa explains.
Lighting retrofits are just one way that energy consumption is reduced without compromising the quality of the product. "Energy management can and should be invisible to the guest," says Sprague. Other products worthy of investigation and possible investment include: low-flow showerheads, energy-efficient chillers, reflective window film, exit sign retrofit kits, and variable frequency drives on pump motor controllers. Check with your utilities about the availability of rebates to offset the expense of new equipment.
Computerized energy management (EMS) and building automation systems can regulate lighting and HVAC controls, as well as help with load-shedding and equipment cycling. According to the AH&LA's Guide, these systems (with proper installation) will result in optimistic savings of 20 to 25 percent.
To combat wasteful guests, guestroom controls that utilize infrared, sound, or ultrasonic occupancy sensors can reduce wasted energy from lighting in unoccupied rooms.
While most energy management strategies can result in a three-year or less payback, investments in alternative energy sources provide a much longer return on investment (sometimes 10 to 15 years). However, funding from utilities and state or local agencies can minimize the costs substantially. "We're putting two fuel cells [in hotels] in the state of New Jersey. We received $1.6 million from the New Jersey Clean Energy Fund for these units. Now we're going to get some additional energy efficiency [and] we're going to be to 'clean and green,'" says Lembo.
Cogeneration, or combined heat and power as it's often called, is another means to reduce peak-load demand rates. "It's a much more efficient way of generating power because you are using waste heat," Lembo explains. As noted by AH&LA, another advantage of cogeneration is the increased reliability of your energy supply.
If the idea of implementing a program seems daunting, remember the following of Sprague's comments: "The real bottom line is there is no logical reason why any hotelier can't implement one of these programs - it's just bad business judgment [if they don't]."
Start with an energy audit. An independent company or consultant can look at your facility's historic energy profile, diagnose effective energy conservation methods, and recommend changes to systems and procedures.
Make sure your consumption and goals are measurable. "Energy accounting is the foundation of any energy program," Sprague advises.
Educate yourself. Contact associations such as the AH&LA, use the Internet, learn how to read your monthly utility statements, and find out about rebate opportunities.
Scrutinize operations. Evaluate all processes from food preparation to laundry services and ask your team to provide suggestions for improvement.
Invest appropriate capital. When building products and systems need upgrading, align capital to deliver energy-efficient alternatives.
Whether you own or manage one hotel or an entire portfolio, the quest for energy management must be ongoing. Says Figueroa, "You can always do better - as long as you stay in pursuit
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How do I access customer support? Forex-Affiliate.com provides all its affiliates and referrers with a live 24-hour support, 7 days a week, and so do all of our Forex partners (the Trading Platforms). We are available to answer any questions you have pertaining to your account, payments, marketing support or any other relevant question.
How do I track my earnings? We provide all affiliates and referrers with a password-protected access to our Forex-Affiliate.com Affiliate Stats System. Our affiliates can view on it their statistical records, evaluate their progress and optimize their performance using our program's features. This page is accessible to AFFILIATE members (registered affiliates) only.
What commission will I earn? The method of Forex-Affiliate.com remunerating AFFILIATES is based upon percentage of the Profit-and-Loss (P&L) generated from each customer referred by AFFILIATE, on an accumulative basis. It is calculated and updated monthly, where the report to such is accessible at all times. The AFFILIATE will be entitled to an Affiliate Commission of 10% (ten percent) of the referred customers' P&L. More specifically, such would be an amount of 10% of the customers' net value of CLOSED Forex positions, paid to AFFILIATE on a monthly basis. The calculation of such shall be revised and re-calculated on a continuous basis, for the full duration of the referred customers' ac
Step1: Login to your account at Forex-Affiliate.com.
Step 2: Select STATISTICS menu, then click on the Commissions and Payments button, and the report of your earnings will be displayed.
What methods of payment do you use? Forex-Affiliate.com will send the payment amounts, per all commissions earned in a specific month, in a form of CHECK, WIRE TRANSFER, or PAYPAL according to your choice.
How frequently do I get paid? Forex-Affiliate.com processes all affiliate payments up to the 10th business day of every month, for the preceding month's earnings.
How are customers tracked to me? Every banner, or pop-up, or e-mail promotion, which is a part of your AFFILIATE activity, will be assigned a unique AFFILIATE-ID tracking code. That will accurately identify your customers as an arrival from your site. If a customer registers, your Affiliate-ID is permanently associated to that account, so you will always be credited per such customer's trading activity at our associate Forex Trading Platform.
Where do I see my click statistics (web traffic) for the Forex Affiliate program? You can see how many clicks your banners have attracted by logging into the Forex Affiliate system. The hits column shows stats for your traffic on the traffic stats report. You can also see the revenue generating activity of your referred Forex customers. Press the commissions and payments button after you log in to Forex-Affiliate.com or go to the Activity summary page to access this information.
HVAC
Energy Savings Tips for Your Business
Check out these no cost solutions that can help your business become more cost-effective by saving on energy costs.
HVAC
• Check your HVAC manual for easy maintenance you can perform yourself for free. You could save as much as 5% on energy costs with regular check ups.
• Use your HVAC economizers and take advantage of free cool outside air. During winter, make sure your economizer is working properly, an economizer that has stuck open can dramatically increase heating costs.
• In the summer, keep the shades closed to block the hot afternoon sunlight. You won't have to use as much air conditioning. During winter, open shades on the South exposure, during the day, to let the warmth of the sun in. Close shades during the night to keep heat in.
• Fans are a great way to create your own wind chill. Ceiling fans work particularly well in areas with high ceilings. Ceiling fans work equally well in the winter to circulate warm air from the ceiling back down to the occupied space.
• Keep all registers or vents clear of drapes, desks, plants, or boxes. This will keep the conditioned air moving freely.
• Set thermostat at 76°F in summer and 68°F in winter. Set back temperatures to 85°F in summer and 60°F in winter, during unoccupied hours.
Turn it off!
• Turn off unnecessary lights to save electricity and cut down on the heat lights produce.
• Turn off or lower cooking equipment during slower hours.
• You can consolidate many perishable items into fewer cooling units - then unplug the extra refrigerator or freezers!
• Turn off machines that you don't run very often. You may have to wait an extra minute for it to warm up when you do use it, but the savings sure help.
• Turn off computers, printers and fax machines every night before leaving.
Keep things clean
• Clean the dust and dirt off of light fixtures. Periodic cleaning of dusty bulbs and fixtures can save up to $1 in lost illumination per four-lamp fixture per month.
• Clean the dust off of refrigerator coils by vacuuming underneath and in back.
• Clean your air conditioner filters. Window units have filters that should be cleaned with soap and water and air dried monthly while in use.
• Clean grease and food particles from exhaust hoods. Clean filters regularly. Grease build-up can increase ventilation energy costs and the potential for fires.
Building Maintenance
• As part of your regular maintenance schedule, be sure to check your facility's caulking and weather-stripping. These simple, cost-effective projects can actually save a substantial amount on your heating and cooling bills without requiring outside help.
ENERGY SAVING TIPS
ENERGY SAVING TIPS
As do you now the prices of crude oil per barrel is higher and higher as the situation politic in the world unstable. TDL was increase by Government in order PLN will not loose due to high operating cost.
Energy expenses are part of cost of doing business. Total amount of these expenses is 10 to 30 percents of revenue.
Saving energy makes good business sense .Following some tip of saving energy.
Lighting
• Use compact fluorescent light bulb and energy saving bulbs instead of incandescent. They last up to 10 times longer and can reduce lighting costs by 75%.
• Replaced coil ballast with electronic ballast able to save consumption of reactive power.
• Consider removing excess fluorescent bulbs and installing reflectors
• The simplest way to reduce light levels is remove unnecessary lamps.
• Install motion detectors in frequently unoccupied areas such as bathrooms, copy rooms and warehouses.
• Use photocells or astronomical clocks with outdoor lighting to prevent unnecessary light usage during daylight hours.
• A change as simple as replacing the incandescent lamps in exit lights with fluorescents can lower your energy cost.
• Turn off unnecessary lights to save electricity and cut down on the heat lights produce.
Building Maintenance
• The first thing is to make sure that you have sufficient insulation in the ceiling floor. Ceiling insulation can save up to 30 percent of your cooling bill.
Water
• Install low flow showerheads, faucets, or flow restrictors.
• Insulate your hot water pipes especially if they are in unheated areas.
• Replaced washer and faucets that drip or a leaky faucet.
• Installed photo cell sensor faucet valve
• Not all water tanks need to be insulated, but do insulate water pipes so you don't lose the hot water you've already paid for.
Building Equipment
• Use a solar cover on your pool. The sun's warmth is absorbed through the cover and reduces the need for extra heating costs.
• Install auto door-closers and strip curtains on walk-in freezers or coolers.
• Electric motors and equipment operated by motors give off heat. If they are located in an air conditioned or refrigerated space they contribute to the cooling load. If possible, move this equipment to an unconditioned area. Energy savings would result since there would be a lower load on the air conditioner or refrigeration unit.
• Maintenance on a compressed air system can significantly affect the operating costs and efficiency. Delaying or ignoring maintenance can end up costing far more than the cost of labor or parts.
• Install interior or exterior shading devices you can block 65 to 95 percent of the sun's heat into your building. Insure the shades are properly sized so they will not block the sun.
• Plant deciduous trees or shrubs on the south and west sides of your building. This acts as insulation, provides shade, and blocks reflected heat from patios or driveways.
Office Equipment
• Laptop computers use 90% less energy than desktop models.
• Ink-jet printers also consume 90% less energy than laser printers.
• Turn off computers, printers and fax machines every night before leaving.
• Turn off machines that you don't run very often. You may have to wait an extra minute for it to warm up when you do use it, but the savings sure help.
• E-mail documents instead of using the fax machine.
HVAC
• If your furnace filters are dirty, you're burning money. For replaceable filters, change them every spring and fall. For washable filters, it's best to clean them monthly.
• Install a programmable thermostat. No need to cool the building if you're not at work and it's easy to forget to turn back down.
• Install locking covers on your thermostats to prevent employee tampering with temperature settings.
• Air conditioner economizers (common in packaged rooftop units) will use the cool nighttime air outside to help cool the inside of your building.
• Install fans or other re-circulating systems to create air movement. Proper air circulation improves space comfort and system efficiency.
• Check your HVAC manual for easy maintenance you can perform yourself for free. You could save as much as 5% on energy costs with regular check ups.
• Use your HVAC economizers and take advantage of free cool outside air. During winter, make sure your economizer is working properly; an economizer that has stuck open can dramatically increase heating costs.
• Fans are a great way to create your own wind chill. Ceiling fans work particularly well in areas with high ceilings. Ceiling fans work equally well in the winter to circulate warm air from the ceiling back down to the occupied space.
• Keep all registers or vents clear of drapes, desks, plants, or boxes. This will keep the conditioned air moving freely.
• Set thermostat at lower temperature at day time and higher at night time.
• Cleaning Chiller condenser, A/C split condenser, FCU and AHU filter regularly can save to 20%.
Kitchen
• Turn off or lower cooking equipment during slower hours.
• You can consolidate many perishable items into fewer cooling units - then unplug the extra refrigerator or freezers!
• Each time you open oven door you can loose 20% of the heat.
Keep things clean
• Clean the dust and dirt off of light fixtures. Periodic cleaning of dusty bulbs and fixtures can save up to $1 in lost illumination per four-lamp fixture per month.
• Clean the dust off of refrigerator coils by vacuuming underneath and in back.
• Clean your air conditioner filters. Window units have filters that should be cleaned with soap and water and air dried monthly while in use.
• Clean grease and food particles from exhaust hoods. Clean filters regularly. Grease build-up can increase ventilation energy costs and the potential for fires.
Building Maintenance
• As part of your regular maintenance schedule, be sure to check your facility's caulking and weather-stripping. These simple, cost-effective projects can actually save a substantial amount on your heating and cooling bills without requiring outside help.
Interior Design
• Choose new energy-conscious thermal curtains containing a layer of insulating material. Drapery contractors carry movable thermal insulation and you pick the fabric to match your business decor.
• Insulated decorative ceiling tiles not only add beauty to your ceiling, but insulation as well. These tiles can be found in hardware or building supply stores.
Best Regards
Muhammad Irwan
Chief Engineer
Hôtel de la Paix
Sivutha Boulevard
Siem Reap
Kingdom of Cambodia
Mobile +85512330531
Tel: +855 63 966000, Fax: +855 63 966001/2
Email:ce@hoteldelapaixangkor.com
http://www.hoteldelapaixangkor.com
