IREM Building Operations      SymposiumHeating Controls Workshop       March 20, 2013                            1
Agenda• Boiler and Controls basics• Definition of ‘Energy Management System’• State the Problem• First Level Diagnostics• ...
Standard Heating System                          3
Hot Water vs. Steam Boilers                              STEAM BOILER                                             4
Standard ComponentsHave you ever been to the mechanic and he told yousome part was broken that you never knew existed?  So...
Standard Components• Burner              • Barometric damper• Firetubes           • Air seperator• Mixing Valve        • L...
Standard Components• Unless you have one of these                                 7
Steam Boiler Operation Cycle1. Control device calls for heat2. Burner fires up and begins producing steam3. Steam rises th...
Hot Water Boiler Operation Cycle1.   Control device calls for heat2.   Burner fires up and begins producing hot water3.   ...
Controls           10
What happens if you don’t have one?             Not Exactly                                      11
Types of Boiler Controls• Manually adjusted timer• Programmable thermostat• Outdoor reset control• Energy Management Syste...
Outdoor Reset Control method:“open-loop”• Input- Outdoor temperature sensor reads weather.• Control matches outdoor temper...
Outdoor Reset Control• Typical Installation Price = $5,000• Typical Savings = 400 therms/year (depends on the size of your...
EMS Control method:“closed-loop”                                      EMS• Input- Outdoor temperature     (no picture show...
EMS Control• Typical Installation Price = $15,000• Typical Savings = 2,000 therms/year (depends on the size of your boiler...
Now what do you think of EMS?• Will it save me tons on my heating bills?• Will it automatically solve all my heating probl...
What EMS really is:• EMS = The First Step of Your Energy Management Program• Energy Management Systems are an invaluable t...
Energy Management Program                      Clean &                       Tune        Valve                       Boile...
State The Heating Problem• Some apartments are cold.• Fuel bills have stayed the same or increased.• Condensation on the w...
First Level Diagnostics• System checks:  Is the EMS in the “ON” position?  Do you have remote access?            (i.e. is ...
Second Level Diagnostics• Low-to-mid cost maintenance investments• Most can be performed by your building superintendent• ...
1. Clean & Tune Boiler• Symptoms: Boiler over 5 years old,  stack temperature too high, low  combustion efficiency.• Proce...
2. Pipe Insulation• Symptoms: Pipes passing through unheated space, condensation on pipes, cold apartment lines.• Procedur...
3. Remove Air from Distribution Lines• Symptoms: Individual radiators, convectors, or baseboards not getting hot, hammerin...
4. Building Envelope Improvements• Symptoms: Cold inner walls, drafts in apartments or common area corridors and stairways...
4. Building Envelope Improvements   (cont.)• Con Edison Incentives:Roof Insulation - $0.15-$0.30 /sfDoor W/S - $25 /door  ...
5. Thermostatic Radiator Valves (TRV’s)• Benefits:- Give your tenants an alternative other than opening the window.- Opera...
THANK YOU            29
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Heating Controls Workshop

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Presented by:
Phil Madnick, Assistant Program Manager, Con Edison
Meera Tandon, Senior Program Manager and Energy Efficiency Engineer, Association for Energy Affordability
Francis Rodriguez, Senior Program Manager, Association for Energy Affordability

Published in: Real Estate
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Heating Controls Workshop

  1. 1. IREM Building Operations SymposiumHeating Controls Workshop March 20, 2013 1
  2. 2. Agenda• Boiler and Controls basics• Definition of ‘Energy Management System’• State the Problem• First Level Diagnostics• Second Level Diagnostics• Thermostatic Radiator Valves• Q&A 2
  3. 3. Standard Heating System 3
  4. 4. Hot Water vs. Steam Boilers STEAM BOILER 4
  5. 5. Standard ComponentsHave you ever been to the mechanic and he told yousome part was broken that you never knew existed? So you paid for the part, only to find out that it actually doesn’t exist. 5
  6. 6. Standard Components• Burner • Barometric damper• Firetubes • Air seperator• Mixing Valve • Low water cut-off• Aquastat • Pressure relief valve• Pressuretrol • Hot water coil ?• Heat exchanger • Coal box• Pump • Electronic ignition• Expansion Tank • Backflow preventer 6
  7. 7. Standard Components• Unless you have one of these 7
  8. 8. Steam Boiler Operation Cycle1. Control device calls for heat2. Burner fires up and begins producing steam3. Steam rises through supply lines and air gets pushed out through various vents.4. Steam condenses in radiators and releases latent heat to apartments.5. Condensate returns back down to boiler6. Boiler turns off when pressure setpoint is hitNote – between cycles the pipes are basically empty except for air 8
  9. 9. Hot Water Boiler Operation Cycle1. Control device calls for heat2. Burner fires up and begins producing hot water3. Pump circulates hot water through supply lines4. Hot water moves through convectors or baseboards and releases sensible heat to apartments.5. Water returns to boiler via return line6. Boiler turns off when temperature setpoint is hitNote – at all times the pipes are completely filled with water 9
  10. 10. Controls 10
  11. 11. What happens if you don’t have one? Not Exactly 11
  12. 12. Types of Boiler Controls• Manually adjusted timer• Programmable thermostat• Outdoor reset control• Energy Management System (EMS) 12
  13. 13. Outdoor Reset Control method:“open-loop”• Input- Outdoor temperature sensor reads weather.• Control matches outdoor temperature to a heating curve.• Output- Heating curve (i.e. voltage signal) commands boiler to run a shorter cycle and reach a max temperature lower than aquastat setpoint.• On a warm winter day, control will keep boiler off. 13
  14. 14. Outdoor Reset Control• Typical Installation Price = $5,000• Typical Savings = 400 therms/year (depends on the size of your boiler)• Con Edison Incentives = $500 14
  15. 15. EMS Control method:“closed-loop” EMS• Input- Outdoor temperature (no picture shown) sensor reads weather. *Con Edison doesn’t endorse• Output- Control establishes any brand heating curve and sets boiler run-cycle• Feedback- Control computer gathers indoor temperature data from apartments and adjusts boiler run-cycle.• Control system monitors DHW, stack T, return line T, etc. 15
  16. 16. EMS Control• Typical Installation Price = $15,000• Typical Savings = 2,000 therms/year (depends on the size of your boiler)• Typical Con Edison Incentive = $10,500 16
  17. 17. Now what do you think of EMS?• Will it save me tons on my heating bills?• Will it automatically solve all my heating problems?• Do gun control laws stop criminals? 17
  18. 18. What EMS really is:• EMS = The First Step of Your Energy Management Program• Energy Management Systems are an invaluable tool for managers to gain awareness of deeper building heating problems and begin to take the necessary step to solve them. 18
  19. 19. Energy Management Program Clean & Tune Valve Boiler Bleeding Upgrade Master Radiator Venting EMS Valves Water Roof Conservation Insulation Pipe Insulation 19
  20. 20. State The Heating Problem• Some apartments are cold.• Fuel bills have stayed the same or increased.• Condensation on the windows.• Condensation on pipes.• Inner walls are cold.• Radiators / convectors are hammering.• Corridors and stairways are drafty.• My spouse can’t cook 20
  21. 21. First Level Diagnostics• System checks: Is the EMS in the “ON” position? Do you have remote access? (i.e. is modem working)? Are you receiving alerts from monitoring company?• System Adjustments: Sensor with strange reading  adjust strap or positioning Not reading a sensor  talk to tenant, replace battery DHW too hot  lower mixing setpointQ. Can’t I just raise the heating setpoint?A. When the Germans bombed Pearl Harbor did America give up!? 21
  22. 22. Second Level Diagnostics• Low-to-mid cost maintenance investments• Most can be performed by your building superintendent• Con Edison incentives are available• Will help you comply with Local Law 87 22
  23. 23. 1. Clean & Tune Boiler• Symptoms: Boiler over 5 years old, stack temperature too high, low combustion efficiency.• Procedure: Clean scale and soot from heat exchange surface, tune burner orifice.• Cost: $500 + /boiler (depending on boiler size)• Con Edison Incentive: $225/boiler 23
  24. 24. 2. Pipe Insulation• Symptoms: Pipes passing through unheated space, condensation on pipes, cold apartment lines.• Procedure: Fiberglass or foam insulation on supply and return lines• Cost: $5-$7 /lf• Con Edison Incentive: $1-$3 /lf 24
  25. 25. 3. Remove Air from Distribution Lines• Symptoms: Individual radiators, convectors, or baseboards not getting hot, hammering, boiler short-cycling.• Steam System Procedure: Master venting procedure, resize and replace air vents, AIR pitch radiators.• Hot Water System Procedure: Bleed water from convector / baseboard valves, check air separator and charge on expansion tank.• Cost: can easily be done by superintendent 25
  26. 26. 4. Building Envelope Improvements• Symptoms: Cold inner walls, drafts in apartments or common area corridors and stairways• Stack Effect Reduction Procedure: - Repair broken basement windows and roof doors. - Weather-strip and sweep all exterior doors. - Caulk around apartment windows, remove or cover air conditioners. - Insulate roof cavity with cellulose or foam.• Cost: can mostly be done by superintendent 26
  27. 27. 4. Building Envelope Improvements (cont.)• Con Edison Incentives:Roof Insulation - $0.15-$0.30 /sfDoor W/S - $25 /door 27
  28. 28. 5. Thermostatic Radiator Valves (TRV’s)• Benefits:- Give your tenants an alternative other than opening the window.- Operates like a thermostat without all the confusing buttons and settings.- Can be installed on a 1-pipe steam radiator in under 5 minutes.- Con Edison is practically giving them away ($115 /TRV). 28
  29. 29. THANK YOU 29

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