Topic: Energy Efficiency

Civic building or office

Civic Building Retrofit

Building efficiency retrofit programs have been successfully undertaken by many local governments. Unlike most capital projects, energy efficiency upgrades for buildings provide an economic return through energy savings. They can therefore be viewed as investments opportunities, rather than simply expenditures.

A civic building energy retrofit can:

  • Reduce energy consumption and associated utility costs of the existing building portfolio
  • Be cost-neutral
  • Reduce emissions resulting from existing buildings, improving the carbon neutral status of local government operations
  • Improve working conditions and productivity for employees

Process to guide retrofits

Typical steps in civic building energy retrofits include:

  1. Establish policy and commitment, such as a Civic Green Building Policy
  2. Conduct an energy audit and opportunity assessment – usually done by a specialized energy consultant or engineering firm
  3. Prioritize actions and study feasibility of opportunities further where necessary
  4. Make decisions on investments and financing
  5. Design
  6. Tender
  7. Construction and commissioning
  8. Monitor results and report

The above steps are not necessarily done in sequence. Though there are advantages to comprehensive retrofits, individual buildings can also be selectively retrofitted – this can be a “quick start”, especially for small communities. For example, an older municipal hall can be upgraded with ENERGY STAR windows, better insulation and efficient heating and ventilation systems, improving efficiency and the working environment.

Retrofits will generally involve measures like efficient lighting, control systems, high efficiency mechanical (HVAC) systems, high performance windows, and water-efficient fixtures and appliances. These measures should be complemented with low-cost measures like improving building operating procedures and educating building users.

The right set of measures will be different for every building, as they will vary by type, age and condition of building, climate, and other factors. These are determined during the process steps 2-5 outlined above and driven by investment criteria.

Investment Criteria

Energy efficiency projects can be viewed as investments, as they provide a monetary return through energy savings. Financial analyses should therefore be appropriate for this type of investment.

Energy projects are often assessed solely in terms of simple payback, with short paybacks (e.g., 7 years) required. While this method is straightforward to calculate, it does not reflect the true long-term value of the project. Utilizing a more sophisticated method such as Net Present Value (NPV) or Internal Rate of Return, over a full life cycle such as 15 or 20 years, more accurately reflects the benefit of the investment. A positive NPV using life-cycle costing may therefore be considered as a primary investment criterion.

Implementation and Financing

A retrofit project may be managed and implemented internally, or via an Energy Services Company (ESCO) – this is called energy performance contracting. Energy performance contracts are turnkey projects, where the ESCO guarantees the upfront cost as well as future energy savings, minimizing risk to the local government. Costs of the initial energy studies, as well as a markup on services such as design and project management, are rolled into the overall project cost.

In some cases, an ESCO can also provide financing. However, local governments can usually arrange financing through the Municipal Financing Authority at much more favourable rates. In any case, the contracts are created such that the energy savings will cover all financing costs, so that there is no net cost to the local government.

Energy Efficiency and Buildings – A Resource for BC’s Local Governments, produced by Fraser Basin Council in association with Community Energy Association, provides further guidance on civic building retrofits as well as other building efficiency measures.

Examples

Examples of ways local governments have retrofitted civic buildings include:

  • Incorporating biomass energy boilers as primary heating sources
  • Re-insulating roofs
  • Installing energy efficient windows and doors
  • Renewing weather stripping
  • Installing solar arrays to heat pools
  • Replacement of dated HVAC systems
Civic building or office

Civic Green Buildings Policy

Leading the Way with Green Civic Buildings

A Civic Green Building Policy embodies a commitment by the local government to constructing all new civic facilities to a certain level of performance or standard. It may also include criteria for undertaking retrofits of existing civic buildings.

A Green Building Policy can address building energy and emissions performance, and can also demonstrate the local government’s commitment to sustainability, and provide leadership and guidance to encourage the application of green building practices in private sector development.

Community Examples

  • Regional District of Nanaimo green building policy features an Integrated Design Process (IDP) as the foundation for all new RDN construction and major renovations.
  • City of Coquitlam Building GHG Reduction Approach: A total of 39 energy conservation measures have been implemented since 2008, reducing building GHG emissions by 899 tonnes or approximately 13% of total corporate emissions, while simultaneously reducing energy costs by $175,000 annually.
  • City of North Vancouver: Energy Efficient Buildings Initiative was created as a comprehensive effort to encourage more energy efficient buildings throughout the City of North Vancouver and includes policies and programs for both new and existing buildings.

Implementing a Civic Green Building Policy

A Civic Green Building Policy puts in place requirements and targets that ensure new civic buildings will result in reduced energy consumption and emissions, and will be consistent with the community’s overall sustainability, climate and energy goals. It may also address energy and emissions upgrades for existing buildings.

In addition to energy efficiency, green buildings also provide benefits in terms of improved indoor environments (such as daylighting and air quality), and reduced environmental impacts such as water consumption and materials use. These benefits can potentially lead to improved employee productivity and reduced sick days.

As green building knowledge has progressed, the incremental costs to meet green building objectives have decreased. In many cases, green and/or energy efficient design can be achieved for minimal incremental cost, and can potentially reduce the building’s life cycle cost.

A green building policy can draw attention to and encourage sustainable construction practices and maximize opportunities for investing in features that can have a net economic benefit using a full cost accounting approach.

New buildings

A Green Building Policy for new buildings may include:

  • Building location considerations – for example, within the town centre to maximize access to the public that the building will serve, and transit services.
  • Energy performance targets, over and above minimum building code requirements – for example, X% better than ASHRAE 90.1
  • A requirement for certification or equivalent with a green building standard such as LEED® (LEED includes a minimum energy performance requirement)
  • Emissions performance and/or renewable energy targets
  • A commitment to life cycle costing analysis
  • Economic performance targets, such as a minimum return on investment using life cycle costing
  • Considerations for locating new buildings – for example, near employee residences, the public that the building will serve, and transit services – see building location guidelines for more information.

Existing buildings

For existing buildings, the policy may include:

  • A commitment to undertake building retrofits, or continue doing so
  • Criteria for determining whether an energy efficiency investment should be made, possibly linked to economic performance targets and/or building performance targets
  • A requirement for retrofit certification to meet LEED (e.g. LEED for Existing Buildings)

A civic Green Building Policy may also be included within a broader green building policy that addresses community buildings. However, the policy content for community buildings would typically focus on encouragement and incentives for the private sector, rather than requirements.

Additional Resources:

Development Permit Areas for Climate Action : A guide for energy conservation, water conservation and GHG emissions reduction

Development Permit Areas for Climate Action

The purpose of this guide is to help local governments use their DPA authority to conserve energy, conserve water and/or reduce GHG emissions. The guide is intended primarily for local governments and their planning staff. The content of the guide may also benefit others involved in land-use planning and development, including developers, builders, architects, landscape architects and planning consultants.

The information contained in this guide is intended to help local governments make strategic choices about using DPAs effectively for action on climate change. The guide:

  • describes the legislative authority for DPAs for climate action
  • identifies considerations for local governments that are undertaking a climate action DPA
  • presents examples of DPA strategies for energy conservation, water conservation and GHG reduction
  • highlights local government examples of climate action DPAs and related initiatives.

Motivating communities to retrofit their homes: The potential of thermal imaging in BC

This report reviews the technique of thermal imaging as a means of revealing heat loss from single family homes, its current applications in Canada and abroad, and the potential of coupling its use with community-based initiatives to improve uptake rates of energy efficiency retrofits and conservation. By allowing homeowners to see the energy loss (via infrared images) that would otherwise be invisible, thermal imaging provides a powerful visual tool that can engage and trigger a deeper understanding of retrofit needs and opportunities, on both personal (residential) and community (neighbourhood or city) levels.

The paper concludes with 30 sector-specific recommendations to support provincial and local governments, utilities, neighbourhood groups, and academic institutions working in partnership to encourage home energy retrofits. These include opportunities to:

  • Encourage the wider use of expert-guided thermal imaging to motivate householders to take action in retrofitting their homes;
  • Provide support (e.g. expertise, communications, policies, etc.) for community leaders and groups interested in leading neighbourhood-scale energy retrofit programs for both single-family homes and multi-unit family buildings;
  • Tie existing incentive programs to the use of thermal imaging technologies and promote a more comprehensive retrofit strategy that can track and support retrofit activities over time;
  • Explore and test innovative funding mechanisms, such as the coordination of bulk purchases of thermal imaging or retrofit supplies, to support community-led thermal imaging initiatives; and
  • Foster continued research to measure the effectiveness and limitations of thermal imaging tools and community-led programs in BC in helping to reduce GHG emissions.

Asset Management: A Framework for British Columbia

Sustainable service delivery ensures that current community service needs, and how those services are delivered (in a socially, economically and environmentally responsible manner), do not compromise the ability of future generations to meet their own needs. Communities build and maintain infrastructure to provide services. These services support our quality of life, protect our health and safety, and promote social, economic and environmental well-being.

Failure to care for our infrastructure, manage our natural resources and protect the benefits provided by nature risks degrading, or even losing, the services communities enjoy, and that future generations may rely on. Sound asset management practices support Sustainable Service Delivery by considering community priorities, informed by an understanding of the trade-offs between the available resources and the desired services. Understanding asset management will help governments take climate action in government infrastructure and help understand and manage risk. Climate change is a significant risk to many of the critical services delivered by local governments.

This resource collection, prepared by the Asset Management Community or Practice and UBCM includes: