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AFE November/December 2013 : Page 15

parts. Th e goal is to reduce the long lead times of older parts by understanding the need to mitigate the problem. Saving energy, saving money Although some government contracts do not expressly include energy manage-ment terms and thresholds, the O&M contractor who takes this initiative pro-vides greater value. EGS normally pro-vides certain services as part of the scope of an O&M contract to improve energy effi ciency, from simply installing more energy effi cient light bulbs to operating a more effi cient central plant. In 2011, EGS launched an initiative to optimize the existing State Department facility, while advising the government how best to upgrade or replace equipment for bet-ter energy effi ciency. One key provision of the initiative included purchasing effi ciency tools, such as laser alignment tools for pumps and belts, a balometer for air balancing, and an ultrasonic fl ow-meter for water balancing. Other provisions included a steam conservation plan and routine vibration analysis of critical systems such as cooling towers, chillers, and AHU supply/return fans. Th ese procedures help the government meet mandated energy effi ciency goals and are conducted at no additional cost to the client. Other energy efficiency improve-ments might be performed upon request by the client. For example, the State Department’s Facilities Management Services (FMS) team received proposals from two major controls vendors to op-timize the operation of the chiller plant to the tune of about $1.2 million. The price tag made FMS alternatively ask EGS to team up with the government’s energy savings performance contractor (who relies on EGS for much of their commissioning and improvement ideas) to devise and execute a more cost-effec-tive optimization strategy. A key element of the solution involved resetting the parameters of the build-ing automation system’s chiller control set points, particularly on the second-ary chiller loop. The team adjusted the temperature on the secondary loop to respond to demand, rather than a pre-Fountain statue by Marshall M. Fredericks, entitled Man and the Expanding Universe, lo-cated in the south courtyard of the Truman Building. Photo courtesy of EMCOR. set primary loop water temperature. In turn, this enabled us to reduce the bridge control pressure (between the primary and secondary loops), resulting in less secondary loop flow through the chillers and increasing overall chiller plant efficiency. Besides saving the gov-ernment $1.2 million by doing the work within the O&M contract, these steps save a significant amount of energy every day. From preventive to predictive maintenance Corrective and preventive maintenance is necessary to any contract, but it remains limited in ensuring occupant comfort, reducing downtime and as-sociated costs, and optimizing building system effi ciency. Predictive maintenance (PdM) instead off ers greater value than routine, time-based preventive main-tenance, since maintenance tasks are November/December 2013 ■ Facilities Engineering Journal ■ 15

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