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Automation, Lighting and HVAC Deliver Energy Savings Bonus Temperature Control and Comfort Improvements
October, 2007
By Maura Clark
TransGlobe Property Management Services is a growing company facing the challenge of the upkeep of aging systems, the rising cost of energy, and the pressure to become a more environmentally sustainable company. With a portfolio that includes 24,000 apartments and more than 5.2 million square feet of commercial space, TransGlobe's management team recognized that a plan to manage its energy needs and consumption was required for all its properties.
From the beginning, the management team made it clear that any project would have to reflect the company's core values. For example, one of TransGlobe's key business values is integrity. Therefore, ensuring that TransGlobe was transparent by keeping tenants and leaseholders updated on what was happening in their buildings would be critical to the success of any project.
Once management decided to go ahead with the project, TransGlobe conducted an audit to determine which areas were of most concern within the property group. The audit revealed that upgrading to energy-efficient lighting systems and to higher efficiency HVAC systems was imperative.
TransGlobe then chose an energy services company to execute the retrofits, develop a customized energy contract and upgrade aging systems. "We needed to work with a company that understood the business needs of our company and could keep our core values top-of-mind while executing a very complex plan," says Leonard Drimmer, CEO of TransGlobe.
The team decided that new building automation systems would be installed and lighting retrofits and chillers would be upgraded to more energy-efficient systems. These new systems allow TransGlobe to modify temperature and lighting levels based on occupancy and usage, generating significant cost savings to the company and tenants while also benefiting the environment by reducing the amount of power drawn from the grid.
A unique part of the system upgrade allowed employees to gain access to an online system where building activity is monitored in real-time. This enables staff to identify problems such as heating and ventilation issues even before the tenant knows anything is wrong. Real-time monitoring of HVAC systems is a rare offering to tenants in any commercial building.
Preventative maintenance programs were put in place to assist with heating and cooling needs and to extend the life of equipment. This can have a positive effect on management of equipment costs because replacements are needed less frequently.
The goal of the energy purchasing strategy was to better manage the energy costs, while realizing that energy consumption in a property can change dramatically based on vacancy rates and the stage of the retrofit project. The resulting customized, fixed-rate contract helps the company better control its energy budget, while meeting its growth objectives. The new contract and energy management system also allows TransGlobe to determine true energy prices and send the right signals to tenants to conserve.
At the beginning of the program, the energy services company provided an analysis of what the energy savings would be upon completion of the retrofits. At the completion of the project, consumption was lower than what was originally targeted, resulting in a cost savings that has benefited both TransGlobe and its tenants.
With all of the disruption, tenants still received personal and responsive service. They have also seen the benefits of the upgrades in the form of better temperature control and comfort.
The upgrade not only benefited TransGlobe but also the tenants and the environment by ultimately reducing greenhouse gas emissions. TransGlobe was able to concentrate on what is core to its business - delivering an unsurpassed tenant experience - while continuing to grow as a company.
Maura Clark is the President of Direct Energy's Commercial and Industrial group, which oversaw the retrofit program and provides energy management services to TransGlobe. For more information, see the web site at www.directenergy.com.
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