Canadian Property Management - VOL. 24 NO. 2 • April 2009

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VOL. 24 NO. 2 • April 2009

Energizing the Economic Rebound

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VOL. 24 NO. 2

editor’snote The economy has pushed the environment off centre stage and further down the list of public concerns. That makes this an opportune time to promote energy efficiency. When better to make a pitch for frugality than when consumers are feeling cautious and frugal?

In an economic downturn, conservation and demand management doesn’t have to be fashionable. It just has to be practical. And clearly it is – for investors, building owners, individual householders and taxpayers as a whole.

Energy-efficient building technology has never really had a big ooh-ah factor beyond engineering [and engineer wannabe] circles, but it delivers long-term operating savings that typically pay back the cost of the investment in a reasonable period. Meanwhile, diminished energy demand yields fewer carbon emissions and delays the need for costly and environmentally intrusive investments in new generating capacity.

On the energy supply front, the shrinking manufacturing base gives governments some involuntary but not entirely unwelcome room to manoeuvre. That’s probably particularly the case for Ontario Premier Dalton McGuinty who has already twice postponed his promise to shut down the province’s coal-fired electricity generating stations, including the Nanticoke Generating Station, which is ranked #6 on Pollution Watch’s list of Canada’s top polluters.

He’s now aiming for a 2014 deadline, so a pause – or even a dip – in the heretofore steady growth in demand provides more leeway to get conservation programs and alternative sources in place before demand starts ramping up again. Perhaps, too, there will be complementary advancements in the carbon capture research and demonstration efforts underway in Alberta and Saskatchewan.

Our Focus on energy management looks at supply, demand and the role retrofit expenditures and emerging green technology could play in economic stimulus and resurgence. Profiles of three research and development projects now moving toward commercialization offer a glimpse at energy-efficient technologies that could one day become common and cost-effective building features. Tips on retrofit incentive programs, equipment inspection checklists and gas buying strategies also outline ways to stretch budgets and minimize risk in a volatile market.

Both Ontario’s new Green Energy Act and the American Clean Energy and Security Act have dual motives to promote more environmentally sustainable energy and open up new fields for employment and entrepreneurship. Our legislative overviews highlight some of the costs and potential business opportunities that could arise from the two Acts.

Barbara Carss barbc@mediaedge.ca

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VOL. 24 NO. 2 s April 2009

April 2009

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Energizing the Economic Rebound

GREEN ENERGY LEGISLATION CARBON CAPTURE RESEARCH GAS BUYING STRATEGIES EMERGING SUSTAINABLE BUILDING TECHNOLOGIES LEGIONELLA DETECTION 09035_CPM_April_09.indd 1

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contents

Focus: Energy Management 10 Energy Briefs: Cross-Canada initiatives to promote energy efficiency and carbon emissions reductions.

12 Ontario’s Green Energy Act: New legislation recognizes the smart grid, establishes a feed-in tariff for renewable energy generation and hints at pending conservation targets.

16 American Clean Energy and Security Act: Energy efficiency and greenhouse gas reduction targets have implications and opportunities for Canadian emitters and entrepreneurs.

19 Natural Gas Purchasing: Hedging strategies allow investors to enjoy favourable market movements while minimizing risk.

20 Mechanical Maintenance Best Practices: A tune-up checklist to guide low-cost operational improvements.

22 Energy Management Innovation: Sustainable Development Technology Canada projects explore emerging applications for the building sector.

Articles: 29 Legionella Detection: Analysis of water in cooling and domestic hot water distribution systems keeps growth in check.

31 Abandoned Cable Abatement: National and provincial Fire Codes require removal of this often overlooked hazard.

34 Multi-tasking Security Personnel: Familiarity with site and occupants positions security staff to monitor facility operations.

Departments 6 Editor’s note 34 Ad Index

8 April 2009 | Canadian Property Management

energybriefs MADE-IN-CANADA CERTIFICATION FOR EXISTING BUILDINGS UNVEILED The Canada Green Building Council (CaGBC) has finalized a LEED rating system for operations and maintenance of existing buildings and will formally launch the program in June. Until now, Canadian building owners/managers seeking LEED certification for existing buildings (LEED EB) have done so through the US Green Building Council’s program.

The CaGBC’s new certification program, known as LEED Canada for Existing Buildings: O&M, focuses on operating performance. The Council and its stakeholders have been simultaneously assessing and revamping LEED Canada’s new construction program and a revised LEED Canada for New Construction and Major Renovations rating system is also slated for release later this year.

Proponents will have to meet nine prerequisites and attain a minimum of 40 points out of a possible score of 110 to achieve certification for existing buildings, O&M. Silver status requires 50 to 59 points; Gold status requires 60 to 79 points; and Platinum certification comes with 80+ points.

Points will be awarded in seven different categories: Sustainable Sites; Water Efficiency; Energy & Atmosphere; Materials & Resources; Indoor Environmental Quality; Innovation in Operations; and Regional Priorities.

The nine prerequisites fall under four different categories. They include: • water metering and minimum indoor p l u m b i n g fi x t u r e a n d fi t t i n g efficiency; • energy efficiency best management practices; • m i n i m u m e n e r g y e f f i c i e n c y performance; • refrigerant management and ozone protection; • sustainable purchasing policy; • solid waste management policy; • m i n i m u m i n d o o r a i r q u a l i t y performance; • environmental tobacco smoke control; and • green cleaning policy.

Energy & Atmosphere offers proponents the most room to manoeuvre with a possible 35 points relating to nine different credits or action areas. Notably, a building could earn up to 18 points for energy efficiency performance.

In the Sustainable Sites category, the 10 April 2009 | Canadian Property Management

credit devoted to alternative commuting transportation provides a similar opportunity to score multiple points – awarding up to 15 based on the scale of reduction in single-person automobile trips to and from the building site.

In contrast, the Materials & Resources and Indoor Environmental Quality categories account for fewer of the total possible points, but offer a wider range of options for attaining those points. Credit areas relate to sustainable purchasing and solid waste management in the Materials & Resources category, and to indoor air quality, occupant comfort and green cleaning in the Indoor Environmental Quality category.

CROWN CORPORATION COORDINATES NEW BRUNSWICK’S CONSERVATION EFFORTS New Brunswick’s Crown Corporation devoted to energy efficiency continues to roll out new programs, most recently introducing incentives for new low-rise multi-unit residential buildings. This complements the retrofit incentive program for existing multi-residential buildings, three programs for the commercial/institutional building sector, a program for industrial customers using at least two megawatts of electricity annually, and incentive programs for single-family housing.

Efficiency NB was established three years ago with a mandate to improve energy efficiency across all sources of energy and all sectors in the province.

The newest program rewards developers of multi-residential buildings with footprints no greater than 6,400 square feet. The total payout is capped at $35,000 for buildings of three storeys or less, and at $60,000 for taller buildings.

Residential buildings with footprints greater than 6,400 square feet qualify under Efficiency NB’s commercial/ institutional incentive programs, which provide up to $60,000 to offset the costs associated with designing highperformance, energy-efficient buildings, or up to $50,000 toward retrofit costs in existing buildings.

Applicants to Efficiency NB’s commercial retrofit program also automatically apply for the federal ecoENERGY retrofit grant program, which covers up to 25% of project costs to a maximum of $50,000 in commercial buildings no greater than 215,000 square feet.

“We work with a single-window entry to line applicants up with the

ecoENERGY programs as well. It simplifies the process and minimizes the administrative requirements,” explains Tracey Somers, Communications Officer for Efficiency NB. Commercial retrofit programs require participants to have an energy audit to identify priorities for upgrades as a starting point to any retrofit project. Once the audit is complete, proponents have 18 months to carry out improvements in order to qualify for further grants, although they will be eligible for a partial rebate on the cost of the audit even if they choose not to proceed with any work.

Efficiency NB’s third commercial/ industrial program is aimed at lighting vendors. Participating distributors sell high-performance reduced-wattage T8 fluorescent products at a comparable price to standard lighting and Efficiency NB covers the cost difference. To date, 100% of New Brunswick’s lighting distributors have voluntarily taken up the initiative.

“It’s a program where we’re hoping to transform the market and we have actually been quite successful with that,” says Kate Butler, Manager of Efficiency NB’s commercial sector programs.

“When we started this program, contractors couldn’t walk into a supplier and purchase premium T8s off the shelf.

Now it is widely available.”

Meanwhile, other Efficiency NB programs help support the demand for the lighting. “High-performance T8s are included in almost every retrofit,” Butler observes.

The new multi-residential program offers developers incentives for the building envelope, the heating system and energy-efficient appliances, and subsidizes the cost of an energy evaluation by 50%. Developers can receive $250 per unit for building envelope features that meet the identified minimum energy efficiency specifications or $500 per unit for attaining a higher performance target.

They can receive $1,000 per unit for installing a high-efficiency, lowemission central heating system or $2,000 per unit if the building is heated with a ground source heat pump or other comparable approved options.

Another incentive is available for ENERGY STAR rated appliances – $75 per unit for a refrigerator and another $50 per unit for clothes washers. Developers can also receive a 50% rebate on the cost

energybriefs of the energy evaluation required for program participation.

Owners of existing multi-residential buildings can receive grants to cover 20% of retrofit project to a maximum of $15,000 in buildings with 13 or more units, as well as a $500 bonus for replacing an existing central heating system with an ENERGY STAR rated central heating system or an existing wood-burning appliance with an EPA rated one.

For more information about Efficiency NB see the web site at www.efficiencynb.ca.

OIL PRODUCING AND COAL RICH PROVINCES PURSUE CARBON CAPTURE RESEARCH Carbon capture research in Alberta, Saskatchewan and Nova Scotia is exploring options for various emissions scenarios. Researchers in the two western provinces are particularly interested in how stored carbon dioxide (CO 2 ) could support oil recovery, while a Nova Scotia Power generating station is participating in an assessment of carbon capture viability at existing coal-fired power plants.

In July 2008, the Alberta government

created a $2-billion fund to advance carbon capture and storage projects as part of the provincial goal to cut greenhouse gas emissions by 50% by 2050. Research will target both coal-fired electricity plants and oil sands extraction sites.

As envisioned, CO 2 would be captured at the smokestack then transported via pipeline to a geologically appropriate site where it would be injected into the empty rock formation one to two kilometres below the surface and sealed. Alternatively, CO2 might be injected into conventional oil fields where it would increase the pressure and make it easier to pump oil to the surface.

Meanwhile, Saskatchewan’s Crown Corporation, SaskPower, has been laying the groundwork for a carbon capture and sequestration demonstration project over the past several years. Three shortlisted companies were announced in February 2009 and a winning proponent and technology is to be chosen by the end of the year.

Research at the Lingan Generating Plant in Nova Scotia is still at the precursor stage to any demonstration project. Rather, the US-based Electric

Power Research Institute (EPRI) is examining carbon capture opportunities and constraints at five different coal-fired plants, including the Lingan station and four power plants in the United States.

“One of the biggest problems with retrofitting a power plant [for carbon capture] is the amount of space it would require,” notes Jeff Brehm, the Marketing and Communication Lead with EPRI’s division specializing in power generation.

The study will weigh the physical and financial feasibility of incorporating carbon capture technology in an existing generating station, and try to gauge what is economically practical.

Five different plants were chosen to provide a range of templates that almost any existing plant could use as a point of comparison. “Nova Scotia Power was one of several plants that came forward when we started looking for participants in the study. What we were looking for was a wide variety of plants, a wide variety of coal types and as many different variables as possible. When we’re done, we’re going to have five different sets of data based on five different types of generating stations,” Brehm says. zz

Canadian Property Management | April 2009 11

Ontario Pushes Implementation Details Still Missing from Sweeping Legislation

By Barbara Carss

Ontario

12 April 2009 | Canadian Property Management

energymanagement

s Green Energy Ontario’s new Green Energy Act is multi-faceted legislation to promote conservation, demand management and the economic viability of renewable energy sources, including the establishment of North America’s first feed-in tariff to set prices and simplify market entry for large and small-scale generators alike. Major elements of the legislation cover: conservation programs and targets; facilitation of the so-called smart grid and related demand-response, load-control technologies; improved transmission networks and priority grid connections for renewable energy; and streamlined approvals processes for development of renewable generation.

Many details and resulting implications for consumers will remain unclear until the Act’s Regulations are released. The Act primarily dictates responsibilities for public sector entities with few stipulations aimed directly at private sector building owners/ operators. Nevertheless, it does open the door for increased transmission/distribution and commodity costs.

“This legislation is going to lead to substantial increases in power rates,” predicts Tom Adams, an energy policy analyst who was a member of the Provincial committee appointed in the 1990s to provide guidance for the design and development of Ontario’s envisioned competitive electricity market.

On the flipside, real estate industry players are optimistic the new Act could enhance opportunities to generate and sell renewable energy, and address general frustration with the bureaucracy surrounding energy efficiency incentive programs.

“We’re very excited about the Green Energy Act and look forward to supporting it in whatever way we can,” says Chuck Stradling, Executive Vice President of the Building Owners and Managers Association (BOMA) of Greater Toronto. “BOMA understands that commercial properties contribute to global warming and also recognizes the potential that exists to make the sector more ecologically sustainable.”

FEED-IN TARIFF The proposed feed-in tariff is one of the

Act’s most prominent elements. Consultation is now underway on a proposed schedule of prices for various types of renewable energy.

These rates are also geared to the scale of production to provide a higher return for smaller community-based projects or, in the case of solar photovoltaic (PV) electricity, for small rooftop installations.

Proposed rates for solar PV range from 44.3 cents per kilowatt-hour (kWh) for ground-mounted installations producing upwards of 10 megawatts (MW) to 80.2 cents/kWh for rooftop arrays producing less than 10 kilowatts. Proposed rates for other types of renewable generation range from a low of 10.3 cents/kWh for landfill gas generation projects exceeding 5 MW to 19 cents/kWh for offshore wind generation.

This would replace Ontario’s previous two-pronged approach for procuring new renewable generation through occasional competitive Request for Proposal (RFP) processes for large-scale projects and the Renewable Energy Standard Offer Program (RESOP) for projects with a generating capacity of no greater than 10 MW. Proposed prices for the feed-in tariff exceed the rates offered through those two programs – and quite significantly in some cases.

Wind-powered generating facilities developed through earlier competitive RFPs currently produce electricity at contracted prices as low as 8 cents/kWh, whereas the proposed feed-in tariff rate is 13.5 cents/ kWh for any proponent producing in excess of 10 MW. “This is a decision by government to move away from competitive procurement,” Adams says.

However, prospective generators maintain the proposed prices are largely in sync with what a RFP would yield in current market conditions, particularly given the private sector’s cautious approach to investment during an economic downturn. “I think they did the math pretty well,” says John Keating, Chief Executive Officer of Canadian Hydro Developers Inc., which owns and operates 20 power plants in Canada with a total capacity of 496 MW and has another 383 MW of generating capacity under construction.

To date, Canadian Hydro has undertaken two large-scale wind generating projects

through Ontario’s competitive RFP process – the 199-MW Melancthon EcoPower Centre, which has been fully operational since the fall of 2008, and the 198-MW Wolfe Island wind farm, which is slated to begin production later this year – as well as two small-scale wind projects and a solar PV project through the RESOP. Keating commends the feed-in tariff’s flexibility, which will allow businesses to develop new facilities on their own schedules rather than in response to periodic proposal calls, and other supporting measures in the Green Energy Act. “It’s groundbreaking legislation and it puts Ontario ahead of the pack in Canada and in the United States,” he says.

Administrative flexibility and price stability could also lure more companies to generate and sell electricity as a sideline or additional source of revenue beyond their core business. Notably, the proposed feed-in tariff rates for rooftop solar PV generation are markedly higher than the 42 cents/kWh previously offered through the RESOP. The feed-in tariff would pay 71.3 cents/ kWh for rooftop installations generating 10 to 100 kW – an array that could typically fit onto the roof of a school, multi-unit residential building or office tower. The proposed rate for 100 to 500 kW of production – an installation that could fit on the roof of big box store, commercial strip mall or recreational/arena complex – is 63.5 cents/kWh. GRID CONNECTIONS Such urban real estate is located in close proximity to the demand load, offering logistical advantages that could partly offset the higher commodity prices the Province is promising for smaller producers. In contrast, delivering electricity produced at more remote large-scale facilities is likely to require a hefty investment in new infrastructure.

“You can put 500 to 1,000 megawatts of wind capacity in a region like the area around Goderich, for example, quite quickly, but having the transmission to carry 1,000 MW of capacity is not a trivial exercise,” observes Adams, whose most recent research focuses on the output and efficiency Canadian Property Management | April 2009 13

energymanagement of four large-scale wind generation facilities be obliged to give renewable energy in Ontario. generating facilities priority access to the “It’s probably more logistically easy with grid – albeit along with the opportunity to wind because the windy regions in Ontario increase rates to recover required costs for are largely in and around the Great Lakes this access. Concurrently, the Act instructs regions,” Keating says. “The hydroelectric the Ontario Energy Board (OEB) to consider potential is in northern Ontario and the the advancement of renewable energy when power grid is pretty thin up there. It will take making decisions about the construction, money and time to the develop that.” expansion or reinforcement of electricity The Green Energy Act ensures that transmission and distributions lines and renewable energy generating facilities will interconnections.

2/3/09 5:41:35 PM go to the CARMA_CondoBusiness_01-19-2009_CS2--F.pdf front of the queue for connection Generators will have to meet all applicable services. Transmitters and distributors will regulatory and technical standards and

make a written request to the designated transmitter or local distribution company (LDC) in the jurisdiction before new facilities can be connected into the delivery systems. Some LDCs are now advocating a model checklist to guide generators through the necessary steps to ensure new generating facilities do not compromise the operating integrity of the electricity grid.

The promise of streamlined administration appeals to prospective proponents with past experience in developing renewable generation projects.

For example, the City of Mississauga currently has a 20-year contract through the RESOP for electricity produced at a 25-kilowatt solar installation on the roof of a municipal arena complex.

“It was a big bureaucratic procedure in terms of how it would be tied into the grid,” recalls Rajan Balchandani, the Manager of Energy Management for the City of CONSERVATION & DEMAND MANAGEMENT Widespread target setting for conservation and demand management seems imminent in Ontario. The new Green Energy Act empowers the Minister of Energy and Infrastructure to establish targets for local distribution companies (LDCs) and other entities licensed by the Ontario Energy Board, along with the authority to dictate a number of other conservation and energy efficiency measures.

Consequences for consumers will remain largely unknown until the Act’s regulations, which set out the actual content and requirements of these directives, are released, but analysts have flagged several areas of interest for commercial and institutional customers.

Notably, the Act’s recognition of the so-called smart grid and associated technologies to ensure system reliability and promote demand management and energy efficiency is seen as a positive sign.

(Nevertheless, the Ontario Energy Board recently issued a compliance bulletin aimed at halting submetering in multi-residential rental buildings.)

Other elements of the Act have created some nervousness. The Act introduces a mandatory requirement for vendors and/or leasers to provide prospective purchasers and/or renters with information about a property’s energy consumption and efficiency rating. It has been framed as a requirement primarily for residential buildings, but the Act itself refers to “real property” – a definition that could be stretched to include non-residential buildings.

Such energy audits could cost tens of thousands of dollars in larger buildings. Beyond that, energy management specialists argue that a rating system that measures energy use on a per-square-foot basis, for example, wouldn’t account for how the building’s occupancy affects energy consumption or truly reflect the building’s energy performance.

“It causes me some concern whenever they start labelling. A label is just a letter. It doesn’t give you any details,” cautions Wayne Proulx, Program Director of

14 April 2009 | Canadian Property Management

energymanagement Mississauga. “If it was made easier, there would be more people interested in putting renewable energy into the grid.”

MINISTERIAL PREROGATIVE The Act will also streamline the planning and environmental approvals processes for development of renewable generation, and override some of the arguments that opponents have used in the past as grounds to challenge proposed development. It includes amendments to several other Ontario statutes including the Planning Act, the Conservation Authorities Act and the Niagara Escarpment and Planning Act. New measures in the Green Energy Act will exempt renewable energy generation facilities from various municipal planning and zoning by-laws and orders, and limit Conservation Authorities’ ability to refuse permission for renewable generation facilities except in relation to controlling

pollution, flooding, erosion and/or dynamic beaches. “Aesthetics no longer cuts it in terms of a valid argument,” Keating says.

Many of the Green Energy Act’s yet-to-be clarified details and consequences relate to extensive new powers bestowed upon the Minister of Energy and Infrastructure, who is given authority in many places in the legislation to make future directives to carry out the Act’s mandate. This also appears to take precedence over the mandates of other provincial ministries.

“If you look at electricity legislation since

1998, each successive generation of legislation gives more authority to the Minister and that’s something we continue to see in this legislation. The Minister is getting unprecedented power here,” Adams asserts. “It is a steamroller going off in several different directions and there is sweeping power for future expansion by way of regulation.” zz For more information about the Green Energy Act, see the Ontario government web site at www.mei.gov.on.ca/english/energy/gea.

Fabrication BOMA Toronto’s incentive program for conservation and demand management.

“If it doesn’t address whether it’s a data centre or a simple office building, there is really no use in that. I think generally that’s part of the dilemma for rating systems – how do we have a rating system that fairly compares like facilities, and has a consistent basis for it?” concurs Mike McGee, President of the energy management consulting firm, Energy Profiles Ltd. “In a way, this [requirement] might be a good thing because it could force a coordination and consolidation in the building rating schemes that are out there.”

Meanwhile, the Act’s apparent move to further disseminate responsibility for conservation and demand management programs from the centralized Ontario Power Authority (OPA) to the 80+ LDCs throughout Ontario garners mixed reviews. Industry players generally endorse the OPA’s approach of working in partnership with delivery agencies such as BOMA Toronto to develop and administer incentive programs, but frequently express frustration about red tape and protracted timelines for program start-up, while LDC-sponsored programs are piecemeal by nature and present a time-consuming exercise in multiple applications for property owners with holdings in several jurisdictions.

“I think LDCs can be quite effective on message delivery, but I don’t think they are the program delivery agencies. We need some standardization,” Proulx maintains.

Property owners/managers with portfolios solely in one jurisdiction offer a different perspective. “We have been using LDC conservation demand programs to the maximum,” reports Rajan Balchandani, Manager of Energy Management for the City of Mississauga. “We find them easier. The coordination is simpler and the approval time is much less. They understand our needs better and they are familiar with our facilities.”

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energymanagement

Cross-Border Opportunities for Green Technology

Clean Energy and Security Act

By Selina Lee-Andersen The United States took a bold step forward in the energy and climate discourse with the introduction on March 31, 2009 of the draft American Clean Energy and Security Act of 2009, also known as the Waxman-Markey bill. The 648-page draft bill requires U.S. greenhouse gas (GHG) emissions to be reduced 20% from 2005 levels by 2020.

By 2050, the draft bill requires GHG emissions to be reduced by 80% from 2005 levels. The draft legislation addresses a number of issues including renewable energy, carbon capture technologies, lowcarbon transportation, smart electricity grids, energy efficiency, emissions trading and green jobs.

However, it does not address the thorny issue of how to allocate emission allowances to carbon-intensive industries under a future 16 April 2009 | Canadian Property Management

cap-and-trade system. It is anticipated that the issue of allocating emission allowances will be addressed when the draft bill is reviewed by the Energy and Commerce Committee, which is expected to complete its review by late May 2009.

Canadian industry, as well as both federal and provincial levels of government, have been watching climate change developments in the U.S with great interest. In recent months, the federal government made overtures to the Obama administration for a North American-wide cap-and-trade system.

This represents a shift in policy for the federal government, given that Canada’s emissions trading system as currently envisioned is intensity-based – a capand-trade approach necessarily means stricter targets.

HIGHLIGHTS OF THE WAXMAN-MARKEY BILL The draft bill has four titles: (i) clean energy; (ii) energy efficiency; (iii) reducing global warming pollution; and (iv) transitioning to a clean energy economy.

Title I – Clean Energy This section is designed to promote renewable sources of energy, carbon capture and sequestration (CCS) technologies and clean transportation: • Renewable Energy: Retail electricity suppliers would be required to meet a certain percentage of their load with electricity from renewable sources.

• CCS: Incentives would be provided for the wide-scale deployment of CCS technologies.

• Clean Transportation: A new lowcarbon transportation fuel standard would

energymanagement be established to promote clean transportation fuels and infrastructure for hybrid and electric vehicles. Under the draft bill, refineries would be required to reduce the annual life cycle emissions from their fuels to 2005 levels between 2014 and 2022, and then reduce them by at least another 5% between 2023 and 2030. Beyond 2030, at least another 10% reduction would be required. A related provision would authorize financial assistance for car companies to retool their plants to build electric vehicles.

In addition, the draft legislation provides for the development of a smart grid and directs the Federal Energy Regulatory Commission (FERC) to provide for new transmission infrastructure to support electricity from renewable sources.

Title II – Energy Efficiency This section is aimed at increasing energy efficiency across all sectors of the economy including industry, buildings, transportation and appliances: • Buildings: Funding for retrofitting existing residential and commercial buildings would be authorized.

• Transportation Efficiency: The draft legislation calls for the harmonization of transportation standards and directs the EPA to set emissions standards for other mobile sources of pollution including locomotives and marine vessels.

• Industrial Energy Efficiency: The Secretary of Energy would be required to establish standards for industrial energy efficiency. In addition, the draft bill would create a program to award innovation for increasing the efficiency of thermal electric generation processes.

Title III – Reducing Global Warming Pollution This section amends the U.S. Clean Air Act and places limits on GHG emissions. The provisions under this section are based largely on USCAP’s recommendations as set out in the Blueprint: • Global Warming Pollution Reduction Program: The draft bill proposes a market-based program for reducing GHG emissions from electric utilities, oil companies, large industrial sources and other regulated entities that are collectively responsible for 85% of GHG emissions in the U.S. Entities emitting more than 25,000 tons of carbon dioxide equivalent per year would be covered and those entities would be required to have tradable federal allowances for each ton of pollution emitted into the atmosphere. The

proposed program reduces the number of allowances issued each year to ensure that aggregate emissions from regulated entities are reduced by 3% below 2005 levels in 2012, 20% below 2005 levels in 2020, 42% below 2005 levels in 2030 and 83% below 2005 levels in 2050.

• Offsets: Regulated entities would be allowed to increase emissions above their allowances if they could obtain offsets at lower cost from other sources. The total quantity of offsets allowed in any year could not exceed two billion tons, split evenly between domestic and international offsets. Any regulated entities using offsets would be required to submit five tons of offset credits for every four tons of emissions being offset.

In addition, the draft legislation provides for unlimited banking of allowances for use during future compliance years and the establishment of a strategic reserve of approximately 2.5 billion allowances that will effectively create a cushion in case prices rise faster than expected. FERC would be responsible for regulating the cash market in emission allowances and offsets, while the regulation of the derivatives market would be delegated to an appropriate agency.

Title IV – Transitioning to a Clean Energy Economy This section is designed to protect U.S. consumers and industry, while promoting “green” jobs during the transition to a clean energy economy: • Domestic Competitiveness: To ensure that U.S. manufacturers are not put at a disadvantage relative to overseas competitors, certain industrial sectors would be eligible for rebates to compensate for additional costs incurred under the Global Warming Pollution Reduction Program. If the rebate provisions are not sufficient to correct any competitive imbalances, a border adjustment program could be established that would require foreign manufacturers and importers to pay for special allowances to account for the carbon contained in U.S.-bound products.

• Export of Clean Technology: The draft legislation contains provisions that will enable the U.S. to deploy clean technologies to developing countries that have ratified an international treaty and undertaken mitigation activities to achieve substantial GHG reductions.

POTENTIAL IMPACTS ON CANADIAN INDUSTRY There is no doubt that the stage is now set for an intense debate over the allocation of

responsibility and costs for GHG reductions.

This debate has potentially significant consequences for Canadian industry, particularly for those in the energy and manufacturing sectors. However, this legislation also represents potential opportunities for Canadian companies.

These potential impacts can be described as follows: • restrictions on the type of fuels that can be exported to the U.S. as a result of the lowcarbon fuel standard; • additional costs to Canadian manufacturers and exporters as a consequence of the rebate and border adjustment provisions; and • potential opportunities for Canadian companies to export clean power clean technologies to the U.S. The low-carbon fuel standard in the draft bill is modelled after California’s proposed low-carbon fuel standard, which takes into consideration the entire GHG life cycle of fuel. The notion of a GHG life cycle for fuel stands to have repercussions in Canada, particularly for fuel derived from the Alberta oil sands. This is because oil produced from oil sands emits between three to five times more GHGs than oil produced by conventional means.

The rebate and border adjustment provisions in the draft bill to keep U.S. companies competitive will likely cause controversy by creating additional costs for Canadian manufacturers and exporters. Indeed, these measures may be seen as protectionist in nature.

Measures to promote renewable energy and energy efficiency will create potential opportunities for Canadian companies to export electricity generated by renewable sources to the U.S. Canada is a major supplier of electricity to the U.S. and the two countries are becoming increasingly interconnected.

Canadian companies with innovative technologies aimed at energy efficiency and clean transportation will have potentially significant opportunities to market their technologies to willing customers south of the border. The proposed cap-and-trade system will also create opportunities for Canadian project proponents to generate offsets for sale to regulated entities that need to comply with emission reduction obligations. zz Selina Lee-Andersen practices environmental and energy law with Blake, Cassels & Graydon LLP in Vancouver. The preceding article is excerpted from the Blakes Energy/Environmental Law/Clean Tech Bulletin, April 2009. For more information, see web site at www.blakes.com.

Canadian Property Management | April 2009 17

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energymanagement

Hedging Delivers Cost Certainty with Bonus Potential

Commitment to Price Premiums Curbs Spot Market Volatility

By Ryan Lang Economic uncertainty and stock market volatility can present prudent investors with an opportunity to benefit from falling commodity prices if they’ve got a plan in place to help balance market swings. A long-term hedging strategy can provide stability and protection against dramatic price fluxes.

Hedging strategies are best viewed as a mechanism to establish cost certainty rather than gambling on the spot market price. Looking to beat the spot market often results in rash, short-term decision-making, whereas a solid hedging strategy looks to long-term business sustainability.

A variety of pricing vehicles can be used to hedge a position in the commodities markets. Many organizations choose standard fixedprice contracts, but there are other somewhat more complex instruments such as price floors, price caps and costless collars.

Fixed-price contracts allow organizations to purchase a commodity with a set price over an established period of time. Alternatively, floors, caps and costless collars provide upper and lower thresholds to protect against unwanted movements in one direction, yet also allow investors to enjoy favourable movements in the opposite direction.

PRICE CAPS A price cap is also known as an option. It

is an instrument that conveys the right – but not the obligation – to buy an underlying commodity at a given price.

For example, a company that manages a portfolio that consumes a large amount of natural gas might want to hedge the price of its natural gas purchases to ensure an expenditure of no greater than $7 per gigajoule (GJ). Correspondingly, the spot market price for natural gas may have dropped from $8/GJ to $6/GJ in the previous months and investors may want to position themselves to take advantage of any further price decline, but also safeguard against a price climb.

If the futures price was $6.25/GJ, a fixed-price contract would lock the investor in at that price. A price cap would add a premium to that fixed-price – let’s say an extra 25 cents, for a price of $6.50/GJ – but it would also confer the flexibility to pay much lower prices. If the spot market price dropped to $4/GJ, for example, investors would pay $4.25/ GJ for natural gas – i.e. the spot market price plus the 25-cent premium.

In contrast, if the spot market price rose sharply to $8/GJ, the investor would pay a maximum of $6.50/GJ – i.e. the premium 25 cents above the originally contracted price of $6.25/GJ. Price caps allow an organization to take advantage of market movement, while still safeguarding against price upturns. They are particularly advantageous in a downward

market, whereas, if prices are moving upward, either fixed-priced contracts or price caps can be a good call.

COSTLESS COLLARS Costless collars set both a floor and a ceiling price for the commodity being purchased.

Using the example of a 25-cent premium, investors would pay a 25-cent premium to purchase the cap, but receive that 25-cent premium for selling the floor. The costless collar would ensure that investors do not pay more than $7/GJ if the spot market price rises, and sets a minimum price of $6/GJ should the market move lower.

Costless collars set a target range for commodity prices rather than the distinct price that fixed-price contracts deliver. This gives organizations budget certainty with minimal risk.

The premium prices inherent in caps, floors and costless collars can be compared to insurance. They protect against future market fluctuations. For property managers, these instruments can shape a clear, stable budgeting plan with cost certainty to protect against future shocks to a company’s bottom line. zz Ryan Lang is Project Manager with 360 Energy Inc., an energy management consulting firm providing procurement, sustainable energy planning, energy reporting and energy efficiency services. For more information, see the web site at www.360energy.net.

Canadian Property Management | April 2009 19

energymanagement

Thrifty s g n i v a S y g Ener A Checklist for Best Maintenance Practices

By Colin Plastow Many facilities encompass multiple energy conservation opportunities that can save thousands of dollars per year with relatively little capital investment. Tune-ups of HVAC mechanical equipment are an obvious place to start.

Best maintenance practices for HVAC mechanical equipment can increase operating efficiency, reduce energy consumption and free up financial resources that can then be reinvested in the facility. The following checklist should generally apply to most equipment types and energy waste areas.

STEAM SYSTEM Insulation checks: Loose or missing insulation costs thousands of dollars in extra fuel costs per heating season.

Use a thermal imager to inspect system insulation and identify insufficient areas.

Steam trap checks: Steam traps remove condensate from heating and process equipment. If the traps fail to open, valuable steam is lost. To spot a failed trap, use a non-contact thermal imager, infrared thermometer or a contact thermometer to compare the temperature of the trap to the pipe on either side of it. Thermography and infrared thermometers hold obvious advantages for traps mounted in awkward areas. Normal temperature differences across steam traps are approximately 7° C (20 °F).

Air temperatures in boiler room: Proper combustion requires that the combustion air be between proper limits. Use a digital thermometer designed to measure ambient air temperatures, and check the carbon monoxide level in the boiler room to ensure safety.

At the same time, check the feed-water temperature, fuel oil heater temperature, and other items such as lubricant. These checks may not only save energy, but also costs due to equipment repair or failure.

20 April 2009 | Canadian Property Management

COOLING SYSTEM Electrical checks: Check compressor voltage and amperage to ensure that the motor is operating at manufacturerrecommended levels.

Temperature checks: Check the temperatures of inlet and outlet air and water temperatures at heat exchangers to verify they are operating at the most efficient levels. Chilled water supply temperatures for most chilled water systems should be between 6° to 7° C (42° to 44° F).

Pressure checks: Use a digital multimeter with a pressure attachment to take the inlet and outlet pressures of shell and tube heat exchangers to ensure the tubes are not fouled. Fouling will result in lower heat transfer and higher energy consumption at the compressor. Pressure drop across the heat exchanger (Delta P) may be anywhere from 5 psig to 25 psig and varies by manufacturer. Check refrigerant and pump pressures to ensure equipment is operating at baseline levels.

Cooling tower checks: For cooling equipment to operate at its most efficient levels, the cooling tower must operate properly. Since cooling towers reject heat at a specific rate to the atmosphere, use a temperature/humidity meter to measure the outside air temperature and humidity, and analyze cooling tower operation. Also measure the temperature of the condensing water supplied to the chiller. A common value is 29° C (85° F).

FAN SYSTEM Electrical checks: Measure the voltage and amperage of the fan motor and compare to nameplate conditions Temperature checks: Check the following values at air

energymanagement handlers: outside air temperature; mixed air temperature; return air temperature; discharge or supply air temperature; coil face discharge air temperatures; space temperature sensors; economizer and related dampers; and wet bulb temperature or relative humidity (RH) sensors. Take readings with a handheld temperature meter and compare them against those indicated by the control system to ensure accuracy. Sensor calibration should be an integral part of all maintenance programs.

Air pressure checks: Check pressure drops across filter banks to ensure adequate air flow. Excessive pressure drops will cause higher than normal energy consumption. Measure air pressure drops across heating and cooling coils to ensure that the coils are clean. Measure the inlet and outlet air temperatures to ensure proper temperature rise or drop.

BUILDING AUTOMATION SYSTEM Energy consumption checks: Use a power quality meter to evaluate the facility’s voltage, current and kilowatt-hour energy consumption. If possible, log energy consumption over time on specific circuits, and by specific equipment and areas. Compare the hourly usage rate to the utility fee structure and adjust usage patterns out of high-demand, high-cost times of day.

Also check control system supply voltages to ensure proper controller operation. Controller communication bus values may be checked to ensure the integrity of the communication wiring.

Control system: Check all sensors and indicating thermometers for properly calibrated gauges. Check valve and damper actuators as well. Actuator problems can cause higher than normal heating and cooling usage and high energy bills.

Temperature checks: Check the temperatures of inlet and outlet air and water temperatures at heat exchangers to make sure that they are operating at their most efficient levels. For example, chilled water supply temperatures for most chilled water systems are between 5° to 6° C (42° to 44 °F).

Operational checks: Log air temperature over time, occupied and unoccupied schedules, and identify areas wasting energy when left in the wrong temperature mode at night or on weekends.

Set-point checks: Check the accuracy of all temperature, pressure and humidity control set-points by logging those values over time. Control inaccuracy may waste 1% of energy per degree of error. Hook a power quality monitor up to specific circuits and equipment, such as chillers, to determine energy consumption. zz Colin Plastow is the Industrial Product Manager for Fluke Electronics Canada, providers of por table electronic test, measurement and thermal imaging technology. For more information, see the web site at http://www.flukeelectronicscanada.ca

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energymanagement

Sustainability Goes Commercial Energy Innovation Preview for the Building Sector

By Barbara Carss

Sustainable Development Technology Canada (SDTC) is an arm’s length federal agency created to support the development and demonstration of emerging innovative technologies related to climate change, air, water and soil quality, and renewable fuels. It administers two funds – the $550-million SD Tech Fund and the $500-million NextGen Biofuels Fund – and has allocated $376 million dollars to 154 research proponents over 13 rounds of funding since 2002.

Most recently, in March 2009, SDTC awarded $53 million for 16 new projects. This federal money represents a portion of the funding for each project, with the remainder contributed by consortia of private and public sector supporters affiliated with each research and development effort. SDTC estimates consortia members have contributed $905 million during the past seven years.

The following report highlights three projects with specific applications for the real estate sector.

22 April 2009 | Canadian Property Management

Project Profile #1:

IAQ and Freeze-Thaw Concerns Minimized A polymer membrane initially developed for fuel cells could see wider service as a resilient medium for the transfer of heat and humidity within energy recovery systems. Vancouver-based DPoint Technologies Inc. recently received funding from Sustainable Development Technology Canada (SDTC) to support continued development, testing and field demonstration of its energy recovery ventilator (ERV) core and decentralized approach to reducing heating and air conditioning loads.

Energy recovery ventilators (ERVs) are a generic name for equipment that exchanges heat and moisture between the air intake and exhaust outlet of a building’s ventilation system. Both intake and exhaust airstreams travel through the ERV, and membranes in the core of the equipment serve as the conduit for the energy exchange.

During colder months, heat and moisture are captured from the exhaust system and transferred to the intake system so that less energy is needed to warm the incoming air. In the summer, heat and moisture are drawn out of the incoming air so that less energy is required to cool it.

Until now, most ERVs have relied on a paper-based membrane, which can be damaged in the freeze-thaw cycles inherent to the Canadian climate. Paper membranes can also be a venue for mould and other bacterial growth, which could cause indoor air quality and health concerns in a building’s air intake system. Researchers at DPoint recognized a fit for the non-organic polymer membrane they were already using in the company’s fuel cell development initiative.

“With fuel cells taking so long to become commercialized, we looked at how to use our membrane in other applications that might involve heat and humidity transfer,” says Brian Roth, the company’s ERV Product Manager. “We’ve got several benefits from using a polymer-based membrane versus a paper-based membrane, and indoor air quality may be as big a driver as energy savings.”

Unlike heat exchangers, which use simple conduction for the transfer of heat, energy recovery has traditionally required moving parts because moisture must be physically driven from one airstream to another. Nevertheless, energy recovery offers other advantages.

“You get greater energy savings during the air conditioning season because the air conditioner uses a very large portion of its energy to knock moisture out of the air,” Roth notes.

In DPoint’s ERV design, incoming and exhaust air moves in alternating directions across layers of membrane. Heat and moisture is transferred from the warmer, wetter stream to the cooler, dryer stream, but the membrane prevents the air itself from crossing over.

The polymer membrane core is the innovative focus of the SDTC demonstration project, but developers participating in the project consortium are simply interested in potential energy savings and operating efficiencies. The first demonstration projects will be targeted to small decentralized or in-suite HVAC systems in new single-family and multi-residential construction.

Consortium member Windmill Developments has installed heat recovery technology in past developments, including in a LEED (Leadership in Energy and Environmental Design) Platinum mixed-

Photo courtesy of Windmill Developments

Flexible Configuration for Energy Recovery

Windmill Developments will test the ERV core in a green cottage development on the Ottawa River.

use development in Calgary, a LEED Gold mixed-use tower in Ottawa and in the early phases of a 1-million-square-foot mixed-use waterfront redevelopment project in Victoria. The company now plans to test the new ERV core in a 30-unit green cottage development on the Ottawa River.

Tridel Corporation, one of Canada’s largest condominium developers, is also part of the consortium, and will test the ERV core in its research and development program. The developer has already implemented several innovative heat recovery approaches in recent projects in Toronto.

“We remain technology-neutral until we have an understanding of what the best technology is,” asserts Jamie James, a Principal with Windmill Developments and a sustainability advisor to Tridel. “We find that in our climate, heat recovery offers the biggest bang for the buck. What we like about this technology is that it’s an enclosure that could fit into any number of heat recovery devices, which is also important because it provides design flexibility. It’s just a core that improves the efficiency of any heat recovery system.”

Since the SDTC study period covers three-and-a-half years, technology developers plan to gather, assess and compare data on how the system works in different applications, including a retrofit of a commercial or industrial building, and in different climatic conditions. Payback is expected to be in the three- to five-year range across much of Canada.

“Vancouver, where we are situated, is probably one of the worst locations because it so temperate,” Roth says. “In areas in the southern United States the payback can actually be immediate because of the ability to select and install smaller air conditioning equipment.”

Payback will also be quicker in new construction. “There are retrofit possibilities, but it is simpler in new construction because you will be able to plan ahead in terms of the ductwork,” Roth says.

“Probably the easiest retrofits would be in commercial and industrial spaces where installers can get better access to the ductwork.”

Canadian Property Management | April 2009 23

Photo courtesy of BCIT School of Construction & the Environment

Project Profile #2: Solar Technology Casts Light on Buried Spaces

Lightweight canopies enclosing solar optics systems are affixed to the building façade near the windows and connected to the light guides that carry the light into the interior.

Research begun in the University of British Columbia’s physics department now adorns a modest three-storey building on the British Columbia Institute of Technology (BCIT) campus. It’s the first full-sized demonstration of technology designed to deliver more natural light into the floor plates of similar conventional office buildings, which typically contain a sizable core of artificially lit workspace within an encircling band of outer offices that block access to the windows.

Lightweight canopies on the south façade of the BCIT building enclose a solar optic system that collects and directs light through the nearby window. From there, sunlight enters a distribution system – called a light guide – fashioned from advanced new reflective materials that can carry it as far as 80 feet (20 metres) into the interior space.

“When the sun is shining outside, the entire light guide is glowing uniformly. Any time there is direct sunlight during the day, the fluorescent lights are completely off,” says Michele Mossman, a research associate at the University of British Columbia (UBC) and manager of the laboratory developing the solar canopy illumination system project.

Funding from Sustainable Development Technology Canada (SDTC), the British Columbia Innovative Clean Energy Fund and additional support and in kind contributions from the 11 companies and/or public sector entities that make up the solar canopy project consortium will extend system testing to five more demonstration sites across Canada during the next three-and-a-half years. To begin, researchers will complete the first year of monitoring on the system that now illuminates half the upper floor of the BCIT building, and install new canopies and light guides to cover most of the floor.

The technology proponents foresee applications in both new construction and existing buildings. In new development, it could be a lower-cost alternative to atriums and other architecturally based approaches for increasing the amount of daylight entering the building. “We are really targeting the systems of the standard office building,” Mossman says.

“I think the main proof of the concept is to be able to retrofit it into the existing building stock,” observes Donald Yen, who heads the Sustainable Urban Development program at BCIT’s School of Construction and the Environment. “We’re kind of at version 1.0 today, but we’ll be at version 8.0 in two or three years.”

Research efforts thus far have focused on a functional design that could be integrated into an existing structure relatively easily. “As far as we can tell right now, there aren’t many structural limitations,” Mossman says. “The canopy is very lightweight. From a structural point of view, there are a number of ways it can be tied into the building. The only other thing required [on the façade] other than having the canopy mounted, is a window.”

Inside the building, the light guide is a hybrid fixture that also contains fluorescent lamps that come on when sunlight is not entering the distribution system. This must be connected to sensors and building controls that will turn the fluorescent lighting on and off as needed. In its initial configuration, the light guide runs perpendicularly from the window sunlight source on the building’s

south façade to the centre of the building, but researchers will assess the effectiveness of other possible fixture styles during subsequent phases of the research.

Within the light guide, the new reflective materials recently developed by 3M (which is part of the project’s consortium) are key to the system’s cost effectiveness. The project’s leader and principal investigator, Professor Lorne Whitehead of UBC’s physics department, first began working on the design concept about 30 years ago, but rejected it as uneconomical at the time.

“With the advent of the new materials, his interest was rekindled,” Mossman reports.

Even so, capital costs for the demonstration project are higher because the components have been specially designed for a single installation. These costs are expected to fall with wider scale production.

“The payback depends on the sunshine probability and the cost of electricity. In some places that are really sunny, the payback time can be less than five years, but, in Canada, in most places it would be longer,” Mossman notes.

Researchers also point to other possible paybacks in a naturally lit environment. From a design and aesthetic perspective, daylight delivers a fuller rendering of the spectrum with more vibrant and truer colours.

From a psychological perspective, research suggests that workers are more content and possibly more productive underneath natural light. “Our payback figure is calculated solely on energy savings, but there is a lot of research going on right now on the benefits of daylight from a human factor point of view,” Mossman says.

Unobstructed sunlight is crucial, making it more challenging to find suitable locations in densely developed urban areas where surrounding buildings cast shadows. “It is the same issue that solar photovoltaics would face,” she adds.

Typically, solar canopies would be affixed to one of the east, west or south frontages of a building, although they could be practical on all frontages in some cases. New construction provides more flexibility to fit the light canopy into a recessed space in the building façade and minimize its obtrusiveness. Researchers are also confident that the design will be refined.

“I am an architect by profession and we certainly recognize that the aesthetics of the enclosure of the solar optics are going to be an architectural issue,” Yen acknowledges. “They look boxy at this point, but this is just the first stage of development.”

Energy Savings and Improved Office Ambience

24 April 2009 | Canadian Property Management

Project Profile #3: Load Levelling Logic

Quick Payback from Peak Demand Reduction

Photo courtesy of REGEN Energy Inc.

Peak demand can significantly increase commercial consumers’ electricity costs.

Local utilities in Ontario – and in many other North American jurisdictions – collect demand charges that add a premium to the electricity bill based on the highest level of consumption during any

minute what the appropriate load levelling of all the loads is,” explains Chris Beaver, REGEN Energy’s Executive Vice President.

The wireless controllers can be installed on electrical heating, cooling or other discretionary loads – typically equipment like air conditioners, compressors and pumps. Built-in self-configuring radios forge a wireless mesh network that synchronizes all the controllers within a facility and seamlessly assimilates new controllers as loads are added and the system expands. This is monitored and controlled off-site so that no personnel within the facility has to be trained, but building managers can also monitor the system through a secure web portal if they choose to do so.

Each controller separately becomes attuned to the duty cycle of the equipment it monitors, and re-computes this cycle every minute to adapt to changing conditions. The controllers then use what is known as swarm logic to calculate the building’s optimum electricity load profile and communicate on a network-wide basis.

A wireless controller is attached to each piece of equipment and becomes part of a system of controllers that can communicate and devise the most energy-efficient operating sequence for all equipment within the facility.

15-minute interval within the billing period. This can represent 20% to 30% of the total bill.

Customers could potentially save thousands of dollars by reducing their peak loads and better coordinating the timing of energy-intensive activities. Beyond that, electricity customers may be able to make money if they participate in programs like Ontario’s demand response (DR) initiatives or Emergency Load Reduction Program (ELRP), which pay consumers for load reduction during periods of high demand that could destabilize the electricity system.

In both scenarios, building managers and operators need a load profile to understand how and when electricity is consumed, and the flexibility to adjust the electricity load without compromising safety, security or the quality of the space for building occupants. Torontobased REGEN Energy Inc. has received funding from Sustainable Development Technology Canada (SDTC) to support commercialization of a low-cost, wireless technology that enables a building’s various electricity-consuming elements to communicate and devise the most efficient operating sequence.

“Our wireless controllers do not turn things on or off. It really rides on top of other control systems and constantly calculates every Canadian Property Management | April 2009 25

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energymanagement “The science behind that is really an algorithm,� Beaver says. “It allows the loads to coordinate with each other. It works with the equipment so the equipment gets the energy to satisfy the load’s needs, but it might be asked to wait for a minute here or there.�

The developers of the technology forecast it might reduce peak electrical demand by 25 to 30%. Beaver advises building owners and managers in Ontario to further explore incentive opportunities through the Electricity Retrofit Incentive Program (ERIP), which the province’s local distribution companies (LDCs) administer on behalf of the Ontario Power Authority. Installation of the wireless controllers could qualify as a custom project – which provides a onetime payment of $150 per kilowatt saved or 50% of project costs, whichever is the lesser amount – potentially reducing the payback period for the technology to less than one year. “Because our system is wireless, we can also send information to it, so if one of our clients wanted to participate in a demand response program, that would be easy to facilitate,� he adds.

Levelling peak demand doesn’t necessarily translate into overall consumption reduction since the electricity will still be used at a different time, but it does contribute to resource conservation. Indeed, demand charges exist because local utilities must fund required investment in system capacity to ensure that the transmission/distribution system can deliver the maximum conceivable loads during high demand periods. Lower peaks can reduce and/or delay the need for system expansion and related financial, environmental and social costs of building and maintaining infrastructure that is rarely required.

Since each customer’s peak demand period is generally in sync with system-wide high demand, reducing that peak can be particularly critical when soaring demand increases the risk of brownouts or rolling blackouts. These are also typically the times when peak demand presses more fossil-fuel fired generating plants into service. “As part of the SDTC project, we will be fine-tuning our greenhouse gas calculator, which, to our best knowledge, is the only greenhouse gas calculator that measures peak demand in kilowatts rather than kilowatt-hours,� Beaver reports.

Currently, the wireless energy controllers are installed in Toronto office buildings, apartment complexes, convention centres and retail stores.

The SDTC funding will support a number of demonstration projects and further research over the next two-and-a-half years. zz

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Combination of Factors Gives Rise to Legionella New Detection Methods Support Risk Management

By Pierre Hiernaux

Legionnaires' disease arose as a mystery and has retained that status since its initial identification in 1977. Since then, numerous studies and recommendations have focused on how the disease is transmitted and the appropriate means of controlling it. Yet it continues to cause tragic events despite a better understanding of the phenomenon.

Risk of infection can be intensified by a lack of consensus on the tolerable limits for bacterial population, the choice of detection methods and maintenance procedures for installations. The potential of legal liability for negligence has catalyzed managers to try to assess and control the risk.

Legionnaires' disease is an infection of the respiratory tract caused by Legionella.

It occurs in two clinical forms: Legionnaires' disease and Pontiac Fever.

The latter is a mild form and complete recovery usually occurs within three to six days. In contrast, Legionnaires' disease is a serious form of pneumopathy that leads to death in approximately 15% of all cases.

Legionella bacteria belong to the Legionellaceae family, which consists of up to 50 species and a total of 70 sero-groups. This bacterium is naturally present in wet environments, colonizing in fresh water and soil.

Its growth depends on multiple factors, such as: the presence of nutrients; biofilms; dead or living micro-organism; debris; and temperature. Its optimal reproduction temperature is between 25 and 45°C. In temperatures below 20°C Legionella bacteria are viable but don’t develop, while they cannot survive in temperatures above 60°C. U n d e r f avo u r a b l e c o n d i t i o n s , Legionella can grow in several artificial environments, such as potable water networks and cooling systems.

H ow eve r, t h e s o l e p r e s e n c e o f Legionella in water is not enough to cause the disease.

Infection takes place when an aerosol (micro droplets of 5 µm or less in size) formed from contaminated water is inhaled. Inhalation or aspiration of contaminated aerosol brings bacteria to the lungs.

Three conditions must be met for the infection to happen: • contaminated water containing Legionella; • dispersion of contaminated water as an aerosol; and • inhalation or aspiration of aerosol.

The sources of contamination are installations that promote Legionella’s multiplication and dispersal through aerosol. These characteristics are found in all domestic hot water networks and cooling systems that possess dispersion equipment such as: • Showers • Cooling towers • Fountains • Whirlpool baths • Humidifiers, atomizers • Medical equipment generating aerosols Biocides proven to be effective against bacteria, algae and protozoa combat Legionella by attacking the main factors contributing to their growth such as biofilm formation, corrosion and scale formation. Treatment programs should be validated regularly using several physico-chemical and microbiological indicators to provide r e l eva n t i n f o r m a t i o n a b o u t t h e treatments’ performance. However, since no correlation exists between Legionella concentrations and the other parameters, they must always be measured separately.

Effective Legionella risk management cannot rely on isolated actions or sporadic massive disinfections. An emerging innovation for the analysis of water in cooling systems and domestic hot water distribution networks uses a gene development technique by realtime PCR (qPCR) to detect and quantify Legionella. In this approach, a DNAspecific fragment to Legionella genus or Legionella pneumophila species is targeted with specially designed primers for these bacteria and then amplified many times with a PCR apparatus until detection and quantification become possible Speed is a major benefit of this technique, as the results are available in 24 hours, while the conventional method by culture takes about 10 days.

Furthermore it allows the analysis of a portion of bacteria not normally taken into account – viable bacteria that cannot be cultivated.

Legionella is a bacterium that proliferates in systems only within biofilms or inside protozoa (Legionella in that case is highly infectious) and when it is present in water it is under stress when treated with biocides. In these conditions, it can be detected with qPCR, but not by culture.

Even though culture counts remain the benchmark procedure upon which recommendations and reference values published in regulations are based, the qPCR method allows for more regular and frequent monitoring of installations.

This gives managers the flexibility to react promptly if there is a drift in Legionella concentrations. zz Pierre Hiernaux, PhD, Microbiology, s p e c i a l i z e s i n Le g i o n n e l l a R i s k Management with Magnus Chemicals Ltd. For more information, see the web site at www.magnus.ca.

Canadian Property Management | April 2009 29

PM expo AD new not in art dept.

security/health/safety

Incognito Incendiaries

Abandoned Cable is a Fire Code Concern

By Kent Porter Not-so-neatly tucked away within the plenum spaces of many commercial buildings are generations of idle cable, some of it forty to sixty years old. It’s estimated that six billion feet of cable is installed in the plenum spaces within Canadian buildings – enough cable to run the length of the Trans-Canada Highway more than 240 times – and a significant portion of it is abandoned.

In recent years, the health and safety risks of cable abandonment have gained attention because old cables hidden in the spaces above ceiling tiles, below floor space and in riser rooms provide an ideal path for fire to spread within a building. In 2005, the National Fire Code mandated the removal of abandoned cable, and provincial codes have been following suit in adopting this code.

N o n - c o m p l i a n c e w i t h t h e n ew regulations could cause the Fire Marshal to deny occupancy permits.

Insurance companies could also potentially use non-compliance to

refuse payment in the event of catastrophe or disaster. Plus, there could be additional risks of injury, loss of life, property damage and the associated damage to a landlord’s reputation.

The older the cable is, the more toxicity it is likely to have in its sheathing since materials in the communication and data cables used prior to 2006 are a major source of potential environmental contamination. This cabling typically had a PVC sheathing that contains many substances including petroleum products that have since become strictly regulated by the Restriction of Hazardous Substances regulation and o t h e r e nv i r o n m e n t a l d i r e c t ive s .

Testing has shown that some of these substances, most notably lead, can separate from the sheathing as it ages and potentially contaminate the environment and endanger tenant health.

Several generations of idle cable

can accumulate in commercial buildings as tenants turn over and new cable is added, while obsolete cable remains. Fire can travel along these abandoned cables between offices and floors. Some cables could fill a room full of smoke almost immediately posing a serious threat of injury and death, while other cables could smoulder and burn over time.

Property owners are advised to move quickly to clean up common areas and riser rooms. Guidelines state that cable should fill no more than 40% of the conduit, but it is often far more congested. An initial audit will gauge the extent of abandoned cable and help set priorities for its removal.

Within tenants’ spaces, the best time for cable removal is between leases. If there is a known owner of the cabling, the responsibility for the abatement of that cable rests there.

Without an audited account of spaces and known owner, the property owner Canadian Property Management | April 2009 31

security/health/safety

Non-compliance with the new regulations could cause the Fire Marshal to deny occupancy permits. may be the assumed owner of the risks and liability for all of the cable in the building.

I t o f t e n b e c o m e s d i ffi c u l t t o determine who owns what because many buildings have a large amount of abandoned cable. Building managers should conduct an inventory of what is in place and, if possible, remove any abandoned cable, before they set requirements for sitting and/or incoming tenants.

By starting with a clean slate, the removal of tenant cabling can easily be added to the terms and conditions of a tenant’s lease. Tenants then become responsible to either remove the cable themselves or to cover the expense of having the building management do so.

ABATEMENT CHECKLIST In addition to removing abandoned cable, property managers must be vigilant to ensure the problem does not reoccur. The following checklist outlines some issues and measures to consider.

• Work to set a baseline where plenum spaces are clear of excess and abandoned cabling. Building management can then offer tenants flexibility and options around removing installed cable.

• Develop a consistent, ongoing program at all locations, or use a service provider with an existing program. Cable abatement is a lifecycle activity. Treat it like a lifestyle change for the health of the building and its occupants.

• Be green. In the past, recyclers targeted only the valuable copper conductors in cables and the potentially toxic sheath became landfill. Look for a service provider that can help to recycle as many of the materials as possible.

• Expertise in installation does not necessarily mean expertise in removal.

Fire-stopping is an area of expertise in itself. Determine infrastructure service providers’ experience and knowledge in this field.

• Talk to those responsible for telecommunications infrastructure about any possible programs to offset the costs of cable abatement.

• Document everything. Be sure the organization conducting the cable abatement is one that documents and certifies the removal and the recycling.

This transfers liability away from the landlord and makes good business sense. zz Kent Porter is Vice President of telecom property management at RYCOM Inc. a firm specializing in security, networking, advanced IP business solutions, and monitoring and IT service management.

For more information, see the web site at www.rycom.ca.

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Canadian Property Management | April 2009 33

security/health/safety

Multi-Tasking Milieu

Security Officers Branch Out from Core Functions

By Paul Carson Property managers seeking to conserve energy and reduce costs may not view their security provider as a resource in that area but, increasingly it can be just that. The security services industry is evolving and expanding services well beyond core security functions.

Familiarity with the facilities where they work provides security officers with the insight to support maintenance inspections, environmental monitoring and energy conservation programs within a facility. Put simply, security officers come to know what normal operations entail and can often sense when equipment isn’t functioning properly or other conditions are out of sync with routines.

The convergence of physical security and information technology allows for deployment of sophisticated electronics, such as Personal Digital Assistants (PDAs), to assist security officers in the performance of their duties. PDAs can be equipped to handle e-mail or phone calls, creating efficiencies that were inconceivable as recently as 10 years ago. Today, the security desk at many companies resembles a high-tech control centre with event-based, closed-circuit video monitors, motiondetecting systems and wireless entry systems.

As security officers become more comfortable working with technology, they can take on a wide variety of monitoring tasks relatively easily. These might include environmental control systems, elevator control systems and visitor badge processing.

Beyond technical systems, security officers in many commercial and residential properties are assuming concierge services, handling customer/resident complaints, delivery services, shipping and receiving functions, receptionist and switchboard services.

In one interesting example, security officers took locksmith training so that they would have the skills and qualifications to change locks as tenants’ premises turned over. For a modest investment in training, the property management company eliminated costly lock replacement services and gained tighter key control processes and protocols, thus providing an increased level of security from the keying system itself.

Such a value-added service approach can save property managers time and money. Meanwhile security personnel are busier and more productive on their shifts. Additional duties help them to be more fully aware of what is going on in the facility they are protecting. This puts them in a better position to prevent rather than simply respond to a crisis.

Full service security firms offer many additional services that can be delivered on an as-needed basis. These include executive protection, consulting and investigative services, due diligence, employment screening and security training. zz Paul Carson is Vice President with the security services provider, Garda, overseeing operations in Ontario, Manitoba and the Atlantic provinces. For more information, see the web site at www.gardasecurity.com.

34 April 2009 | Canadian Property Management

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