This article is a continuation of my series on best green operation and maintenance practices.  In this article and next, I am going to cover best energy efficiency practices:

Reduce Standby Power – Standby power or “phantom load” refers to the electrical power consumed by electronic appliances while they are switched off or in a standby mode. Devices and functions that can consume standby power include power supplies, transformers, and inefficient electronic devices; DVD players and some audio systems; televisions and equipment; Microwave ovens; computers, digital monitors, and printers; devices with a stand-by light or clock; and power adapters, whether they are powering a device or not. Simple methods to reduce standby power:

* The easiest way is simply to unplug the unused devices.
* Replace battery-powered devices, such as cordless phones, with corded alternatives.
* Use a power bar such as a SmartStrip.

The SmartStrip monitors power consumption and can sense the difference when computers and similar devices are on or off. Upon sensing an “off” mode, it shuts off the power, eliminating the idle current.

Repair Leaks – Routinely inspect faucets and pipes for leaks. Repairing leaks will save both water and energy for hot water heating.

Seal Duct Systems – The DOE estimates that sealing ducts can improve efficiency by 20 percent. Focus first on sealing ducts that run through unheated spaces such as attics, crawlspaces, basements, and garages. Start by sealing seams with duct tape before wrapping with insulation.

Tune up HVAC, Boilers, and Building Systems – Building equipment should be tuned up annually, just as you would tune up an automobile to get the best performance. A tune-up can keep heating and cooling systems working as designed and prevent them from working against one another. A tune-up involves adjusting set points, calibrating equipment, lubricating moving parts, tightening electrical connections, adjusting dampers, and performing other system component checks.

Green Capital Planning – Conventional capital planning anticipates equipment replacement based on observed condition and expected useful life. Green capital planning takes this process a step further by factoring in the annual energy savings of replacing less-efficient equipment with more-efficient equipment. For example, in some instances, the annual energy savings from replacing older equipment with new equipment may warrant replacing equipment before its expected useful life. An easy method to factor in the energy savings of replacing less-efficient equipment with more efficient equipment is a simple payback analysis: 

                        Cost of Energy-efficient Equipment / Annual Energy Savings = Simple Payback.

The analysis will help you determine the number of years it will take to recoup your investment in the new equipment. For example, purchasing an $8,000 high-efficiency HVAC unit with an annual energy savings of $1,100 will pay for itself in seven years (8,000/1,100=7). Generally, equipment upgrades with paybacks of ten years or less are considered cost effective. Note that this calculation does not account for discount rates, inflation, replacement costs, or maintenance costs. You’ll need to use a life-cycle cost analysis to account for these factors.

The simple payback analysis also can be used to compare equipment upgrades with different energy efficiencies. For example, you can compare the cost and energy savings of an A/C unit with a SEER 13 rating against the cost and energy savings of an A/C unit with a SEER 15 rating. You can get estimated lifetime energy cost savings at various efficiency levels for several types of building equipment, appliances, and lighting from the DOE: http://www1.eere.energy.gov/calculators/buildings.html

Tip: Remember to implement measures to reduce the heating and cooling load before upgrading HVAC equipment. You may be able to install smaller, less costly equipment.

Hazardous Material Disposal – Dispose of hazardous waste materials properly. Designate facilities for safe disposal or recycling so that hazardous materials don’t contaminate the community’s air, water, or soil. Hazardous materials may include:

* Adhesives
* Batteries
* Cleaning supplies
* Electronic equipment
* Fluorescent lamps
* Paint thinners, primers, varnishes, and stains
* Pesticides
* Motor oil