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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

posted by irwanteten @ 6:30 AM 0 comments

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.

posted by irwanteten @ 6:19 AM 0 comments