Benchmarking with Energy Star
Triad can help you obtain Energy Star recognition by comparing a building’s annual per-square-foot energy consumption to that of similar buildings from a national survey conducted by the Department of Energy’s Energy Information Administration. Building benchmarking is performed as part of every energy audit. Benchmarking can be done for entire property portfolios prior to energy auditing to determine buildings with the greatest opportunity for energy efficiency improvements.
Level I Energy Audit – Walk-through Assessment
TRIAD follows American Society of Heating, Refrigerating and Air-conditioning Engineers (ASHRAE). Level I Energy Audit consists of assessing a building’s energy cost and efficiency by analyzing energy bills and a brief survey of the building. The Level I Energy Audit Report will discuss energy conservation measures including estimated capital costs, anticipated annual energy cost savings and the simple payback
or return on investment.
Standard Energy Audit
In addition to the scope of work described by a Level I Energy Audit, TRIAD provides the following services:
1. Include our opinions of cost and savings projections associated with potential major
capital investments.
2. Provide opinions of cost and savings projections for potential “clean” or renewable
energy sources, if applicable, in our opinion.
3. Discuss applicable potential opportunities that we find, if any, to reduce the cost of
energy through available procurement strategies.
4. Discuss applicable utility rebate programs, state and federal tax incentive programs, and tax incentives that we find, if any, associated with the implementation of ECMs and or “clean” or renewable energy investments.
This service is the most popular service that TRIAD provides as it investigates all potential impacts of utility projects on cash flow. This audit can be upgraded in scope to a Level II or Level III Energy Audit if required.
Level II Energy Audit – Energy Survey and Analysis
TRIAD’s Level II Energy Audit consists of a more detailed building survey and energy analysis of a building for 12 to 36 month period. The Level II Energy Audit may include additional metering of larger energy consuming devices in order to breakdown the energy use in the building to supplement the utility data and develop a more developed building profile. This audit will include active data collection and may take up to three months to complete.
Level III Energy Audit – Detailed Analysis of Capital Investment
TRIAD’s Level III Energy Audit is comprehensive and focuses on the potential capital improvement projects identified during Level II and involves more detailed field data gathering and engineering analysis. Dynamic energy modeling is typically performed to provide a realistic energy consumption baseline. The Level III Energy Audit Report will provide detailed project costs and savings information with a high level of confidence sufficient for major capital investment decisions.
Government and Utility Incentive Program Application Assistance
Once identified in an energy audit, TRIAD can assist clients with ensuring qualifications are met and with the application and paperwork associated with claiming utility rebates and government grants and tax incentives. Some utility incentive programs allow incentives for “custom” measures. TRIAD will work with utilities to get the most incentive possible out f these projects.
Building Energy Modeling
TRIAD has the capability to develop detailed building simulations to further analyze the energy consumption of the facility. Modeling the building allows Triad to quantify the interactions between multiple energy projects. Energy modeling is also required for many building energy certifications and to qualify for some federal government energy efficiency tax incentive programs such as EPACT.
LEED and Energy Star Certifications
TRIAD’s Professional Engineers and LEED certified professionals can certify facilities for qualified for LEED and Energy Star certifications.
Retro-commissioning
TRIAD has experience with many Building Automation Systems (BAS) and can retro-commission existing systems to ensure the existing set-points and controls are optimized for current operating conditions.
Subcontracting
TRIAD has qualified subcontractors who have a wide range of energy services. TRIAD subcontracts power factor correction services, thermal imaging, and blower door tests when it is recommended to augment our services. In addition, TRIAD has relationships with qualified installation contractors to implement recommended energy projects.
Triad’s principals have performed Energy Audits as part of Green Property Condition Assessments of affordable multi-family apartment complexes for HUD/OAHP. The audits included a physical inspection of the property, collecting and analyzing utility costs, and providing energy conservation measures (ECMs) based on simple payback analyses. In a recent energy audit of a 10-story 150-unit senior apartment building TRIAD identified eight ECMs that could potentially save the property owner around $50,000 per year for 10-years. The identified ECMs included geothermal HVAC systems and air-source heat pump domestic water heaters that could result in a 30% reduction of total electric consumption.
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Triad’s project key personnel have performed over 5,000 property condition assessments spanning the full spectrum from multifamily through to commercial properties. Many of these inspections are larger and more complex in scope than those required for this contract. Triad prides itself on having a well educated, technically trained and experienced staff. Its key personnel are either licensed professional engineers or hold advanced college degrees.
During the normal course of an inspection inspectors report the condition of, and the estimated remaining useful life of building components such as Roof, Foundation, Plumbing, Electrical, Heating, Air Conditioning, Elevator, and other Mechanical and Structural Systems including Life Safety / Fire Alarm Systems. Site related improvements such as walls, fences, driveways, landscaping and walkways are also reported on. Inspectors also identify municipal code violations including Health and Safety issues.
Findings from the inspection are reported in a PDF document format, which includes photos taken on site, and supporting addendums such as certificate of occupancy, fire extinguisher service date, building permits etc. Reports are often uploaded to the Client’s website or FTP portal using an assigned username and password. A sample of a property condition report prepared by Triad is attached to the end of this document.
Triad’s staff has a great deal of experience with not only residential construction but also large Public Works projects and Essential Services Facilities including hospitals, emergency communications centers (911 Center), police facilities, fleet service facilities, city offices and public meeting facilities, airport facilities, parks and park structures, parking structures, sound walls and grade separations.
Triad’s personnel consistently demonstrate the following:
• Working knowledge of structures
• Working knowledge of how to photo capture the sites
• Working knowledge of construction methods and techniques associated with this type of work
• Working knowledge of construction methods and techniques for MEP, security, building controls, irrigation, lighting and landscaping systems
• Working knowledge of value engineering techniques and processes
• Working knowledge of construction cost estimating techniques and current construction cost trends
• Working knowledge of ADA and building codes
• Ability to develop and maintain effective document control and tracking systems
• Ability to read and interpret detailed building and engineering plans and specifications
• Ability to prepare and maintain project schedules using standard industry software
• Ability to develop and maintain spreadsheets and databases
• Ability to communicate orally and in writing to clearly represent the project progress to and for clients
• Ability to prepare and maintain accurate project files for contract administration
• Ability to demonstrate knowledge to provide ICBO/ICC Building, Mechanical, Electrical and Pluming inspections as well as deputy inspection for reinforced concrete and structural masonry.
• Ability to identify and take action necessary to resolve potential safety hazards and/or construction problems
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