Green Physical Needs Assessment Document

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Sr. Housing ProjectBuilding Audit; September 16-20, 2013

Green Physical Needs Assessment

Report Date: October 4 th 2013

Submitted by: Energy Liberty CorporationGiovanni Ceciro - Johanna Stutz


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Energy Liberty Corporation - 6440 Lusk Blvd, Ste. D201, San Diego CA 92121 www.EnergyLibertyCorp.com (619) 870-0800

1. Executive SummaryEnergy Liberty Corporation has conducted a Green Physical NeedsAssessment (GPNA) of Senior Living Apartments. The building is in

good physical condition for its age; the roof, brick shell andbasement are all in very good condition. Existing maintenance staff is competent and attentive to preventive maintenance concerns.Some building mechanical equipment is in need of attention; someequipment concerns are urgent.

The heating and chilled water loop that thermally conditions the building is inneed of $7,500 in repairs that should be engaged ASAP to circumventcatastrophic failure due to high pressure in the system. ELC secured contractorquote while on site to speed the process of getting this repaired.

Hot water pipe trunk is significantly deteriorated and under 60-80 PSI pressure.Much deterioration is concealed by insulation jacketing. Failure could happentomorrow or 15 years from tomorrow but pipe failure en mass is inevitable.

Unit fan coils are failing and causing water leakage to 1 st floor commercialspaces. They are also saturating the dwelling unit floors at the base of the unit.Fan coils are buried under sheetrock. Fan coils must all be replaced to avertcommercial tenant complaints and increasing dwelling unit water damage.

The system that feeds fresh air to the building is only feeding the 6 th and 5 th floors. No fresh air seems to be reaching floors 2-4; ducting must be inspectedand repaired. ELC can provide duct testing. Additionally, the units heating coil

has failed; so, all through the coldAppalachian Winter, the halls are beingfed ice cold air and this must beovercome by the furnace creatingheating inefficiency.

Windows are the mostsignificant tenant complaint andwindow replacement is likely to result inenergy savings. U factor of currentwindows is not known but the vacuumseal between panes is absent so

windows fog all winter. Window draft issignificant enough to move curtains.Most importantly, the elderly tenantsare not able to open and close thewindows due to high friction.

Additionally, screens are absent and this is an insect rich area in the Summer.Tenants beg for windows that they can open as they would prefer this to costlyAC for much of the summer. Any new window selection must be approved by a
http://www.energylibertycorp.com/http://www.energylibertycorp.com/


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historical representative; Jennifer Smith, at phone number xxx, [email protected].

2. General InformationA Physical Needs Assessment for Senior Living Apartments (SLA) was conducted fromSeptember 16 to September 20 2013. Total Energy Liberty Corporation man hours onsite for the week is 71; building audit was complete and thorough. This report will detailthe physical condition of the building as well as its primary mechanical components.Consideration and financial justification of potential energy efficient retrofits shall beconsidered in an ASHRAE Level 1 Audit that will be submitted seperately. Cost

justifications of potential energy efficiency retrofits will require energy modeling of and

contractor bids for potential retrofits.

SLA is a x story, xx unit, historic building with basement, built in 1916. Building stands atthe NW corner of the intersection of Address in Home Town, MD. SLAresidential area is 42,000 sq. ft.,common area 2,810 sq. ft., first floorcommercial space area is 11,682 sq. ft.Total building square footage is56,492 of conditioned interior space(including residential common area entry, office, lobby). SLA buildingfootprint is 14,342 sq ft; site area is27,836 sq ft, hardscape 12,672 sq ft.

SLA received substantial rehap andwas converted from hotel to apartments for seniors in 1986. First floor is commercialspace, currently about 65% occupied. Second floor includes residential common areas.There is a very small 7 th floor that is used to house the top of a no longer used elevator

shaft and the access door to the roof. There are no combustion appliances internal todwelling units. Residential heating and AC systems rely exclusively on hydronicdistribution. Each dwelling unit contains a fan coil unit fed by one hydronic line. Atticareas are reasonably accessible and basement is very accessible and well maintained.Attic Insulation is present but time has done its damage and it is unlikely to besignificantly effective due to multiple visible voids. Contractor bid for additional attic


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insulation is recommended; removal of old attic insulation may be called for by aninsulation contractor.

Primary building staff interviewed: Elena Charming (Manager) and Peter Mason(Maintenance); commercial tenants were also interviewed. Both Elena and Peter haveexcellent building/tenant knowledge and a combined 33 years of tenure at SLA. Petergets an A+ as the buildings maintenance supervisor; clear signs of an attentivepreventive maintenance routine and good mechanical knowledge abound. Peterscomplaints suggest that SLA has been starved of capital for 2-3 years; he has done verywell with minimal operational budget and no assistance. His value should not beunderestimated.

Elena is indespensible due to her simply unrecordable knowledge of the building and itstenants. Her clear concern and friendship with all tenants is evident. Her knowledge of

and attention to the individual needs of each of her elderly tenants must be recognizedand commended. Peter and Elena, both up in years, could use a helper and SLA wouldsurely benefit by providing them assistance; computer literate, strong and physicallyable, compashionate. ELC strongly endorses existing staff at Sr. Apartment. ELC farmore commonly recommends the replacement of an unattentive, existing staff afterconducting similar building inspections.

3. BuildingOverall physical condition of SLA is verygood for a 100 year old building. Brickexterior looks good with minimal signs of efflorescence for its age. Roof looks to be ingood condition and while there are waterissues, (minor leakage and condensation)water problems do not significantly escalateduring periods of heavy rain (information

source, Peter). Close examination of theexterior indicates some courtyard facingfenestration areas have been removed andbricked over, most likely during the 1986renovation. Areas of the roof top parapetwalls need mortar replaced and


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counterweight bricks meant to insure that the parapet wall will fall on the roof instead of off of the building (if it falls) have fallen off in some areas and should be repaired; someparapet walls have been addressed over time. Roof areas and chimney access/ventswould benefit from deterrents against native animal nests (i.e. net the chimney (no

longer used) and place fake owls). Thousands of birds were seen entering the chimneyover a 10 minute period at dusk.

Dual pane windows are in poor condition at approximately 30 years old. They have lostthe vaccume between panes. Existing windows have no screens and they are too difficultto open and close for the buildings elderly residents due to high friction in motion.Envelope leakage is significant between window frame and wall. Many clients complainof significant winter drafts and audit staff witnessed curtains being moved by drafts on afall day that was not significantly windy. Due to such significant envelope leakage at thewindow frame, it is unlikely that this building can be pressurized or depressurized

sufficiently to measure leakage by standard protocols. Windows are likely to be thisbuildings most significant source of energy loss. If windows are upgraded, it is criticalthat ventilation be reconsidered as sealing the building envelope (for the first timein the buildings existance) will negatively impact internal air quality. Current freshair delivery system is deficient. Dwelling units are negatively pressuriced via bathroomexhause fans (re-evaluate) and fed fresh air from corridors via undercut doors..

Building basement is in good, well kept condition; no signs of significant water intrusionproblems, rodents, rodent waste or rodent traps; space appears dry and free of

significant mold and mildew issues. Residential unit interiors (walls and carpets) are invery good condition. Hallways and common areas have been very well maintained bycurrent maintenance staff. Interior walls are in good condition. Kitchens are somewhatoutdated but safe and functional. Refrigerator upgrades will likely be wotrhwhile froman energy perspective. Central system combustion appliances are located in thebasement which is equiped with CO detectors; no leaks present. There are no in unitcombustion appliances.

4. Mechanical EquipmentInventory mechanical equipment follows. Equipment efficiency is listed where applicable.Efficiency recommendations to be addressed via ASHRAE Level 1 report. In unit fan/coilunits are not identifiable and their internal fan motors vary widely, just 50% are original.


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4.1 - Domestic Hot Water

BoilerAjax Indoor Gas Fired Water HeatingM/N: 886S/N: 60062Min Relief Valve Cap: 990Btu/Hour Input/Output:

800,000/640,000Efficiency: 80%HP: 19.1Heating Surface: 99Fuel: Natural Gas

Two auxiliary storage tanks~160 Gallons each

Water Circulating PumpBell & Gossett CirculatorNBF-12F/LW 103260 1J90 H. P: RPM: 1725Thermal Prot: M74799Part No: M10532 J90

DHW NotesMuch uninsulated pipe. Large pipe in basement showssignificant deterioration. 80% efficient boiler withroom for efficiency improvement. Pumps are adequate.Recommend contractor evaluate present DHW pipe.

4.2 - Space Heating Boiler-ResidentialBoiler is new, installed in the early 2000s. A functional backup boiler (old unit) is on site.As SLA is and will continue to be occupied by seniors, actual indoor temperature set


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points should override program protocol indoor set point, most likely 70 degrees. Peter(SLA Maintenance) indicated that most residents heat to above 80 degrees. This iscommon in senior environments. ELC recommends dwelling unit winter indoortemperatures be set at 78 degrees for energy modeling purposes.

Residential Heating Boiler: Burnham Commercial Low Pressure BoilerM/N: V1114S/N: 64663644Fuel: Natural GaskBtu/Hour Input/Output:3392/2730Efficiency: 80% HP: 81.6Supply Temp.: 180-200 Deg F

4.3 Chiller, Residential

Residential Chiller: YorkRefrigerant: R-410A

M/PIN:


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YLAA0080SE17XCASDTXATXBLXCXX44XXXXXXHXXXSAXXXXXXXXXXXNJ1XBXXS/N: 2GWM007136Air Cooled Chiller, no TowerTonnage: 80

Compressor-Amps:No. 3(a)Rated Current RLA/Nominal: 55.8/55.8/55.8Start-up LRA: 425/425/425No. 3(b) RLA/Nominal: 51.3/51.3/51.3Start-up LRA: 300/300/300Fans/Pumps:No. 2(a) FLA: 7.6LRA: 44 Refrigerant Kg (lb): 21.3 (47)No 2(b) FLA: 7.6LRA: 44 Refrigerant Kg (lb): 20.0 (44)

Copeland Scroll: (6 motors below Chiller)M/N: ZP180KCE-TWC-222 S/N: 10E968557

CusPeterer 015 04045 101M/N: ZP180KCE-TWC-222 S/N: 10E968535 CusPeterer 015 04045 101M/N: ZP180KCE-TWC-222 S/N: 10E968538 CusPeterer 015 04045 101M/N: ZP154KCE-TW5-426 S/N: 10FC3380D CusPeterer 015 04055 101M/N: ZP154KCE-TW5-426 S/N: 10FC33xxx CusPeterer 015 04055 101M/N: ZP154KCE-TW5-426 S/N: 10FC33xxx CusPeterer 015 04055 101


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Outdoor Temperature Sensors:

Temperature sensors arelocated on the building

exteriors West wall.This location is

providing adequate protection fromexcessive sun exposure and wind exposurewhich allows the devices to provide the

most accurate readings. The devices areinstalled at a height that will keep them above expected snow fall. Excessive snow driftaccumulation up to and covering the devices is a possibility but device movement is notconsidered necessary by ELC.

4.4 - Chiller, Commercial :


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Commercial Chiller: YorkRefrigerant: R-22M/N: H5CE180A25A

S/N: (S)N0C8679211SEER: 13 EER: 8.5Output: 168,000Tonnage: 15

Commercial Indoor Blower Unit: York

M/N: K3EU180A33AS/N: (S)N0G6634092[Federal Pacific Electric Co. Catalog No.3232]

4.5 - Fresh Air Ventilation System

Dravo-maxstingsM/N: LB-5-CS/N: 8590Fuel: Natural GasBtu Cu Ft: 1000Max Input Btu/Hour: 420,000


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This system provides fresh air to all levels of thebuilding but distribution of fresh air is underperforming ; as most fresh air is delivered to

floors 5 (@20%) and 6 (@70%) with littlereaching floors 2-4 (@10%). There is an electricheating element inside the unit that warms freshair during the heating season before it enters thebuilding. The heating element is not working.Without the pre-heating of incoming fresh air,additional heating load is put on the heating

boiler. This inefficiency, as well as the ducting deficiency must be resolved.

4.6 - Backup Generator

Kohler Decision Maker IIS/N: WA 3328814 G3400 X298Six Cylinders

5. Energy ConsiderationsThis GPNA will outline energy related efficiencies and deficiencies. No specific upgradesor modifications are recommended. Energy concerns will be independently consideredvia an ASHREA Level 1 Audit, to be submitted separately. To calculate the costeffectiveness of any energy efficiency upgrade, the associated energy savings as

determined via energy modeling must be contrast against contractor bids for theprojects under consideration. Renovation work scope shall be redefined after thefindings of this GPNA are considered.


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6. RecommendationsSubsequent to observations made while conducting the GPNA at SLA, Energy LibertyCorporation recommends the following

building renovations. These upgrades arenot being suggested for the purpose of energy efficiency, although they are likelyto impact energy efficiency. Theserecommendations are intended to improve

or maintain building safety and function.The intent is to insure acceptable levels of internal air quality and tenant comfort.Suggested recommendations are alsointended to prevent equipment failures thatappear inevitable. These problems wouldbe far more cost effectively resolved prior to,

rather than subsequent to, a catastrophic failure. Energy efficiency improvements willbe considered and cost justified after the project budget recognizes the findings of thisreport via updates to the renovation scope of work. Systems for which norecommendation are made require no significant attention.

6.1 - Ballast Tank Replacement and Piping Retrofit : The expansion tanks thatserve the buildings heating and chilled water loop become waterlogged during theheating season. When this occurs, the hot water creates very high pressure becauseit has no ability to expand. The safety relief valve blows in a last ditch effort to savethe system; it should not be counted on to save the system as it itself is subject tofailure. The expansion tanks must effectively absorb expansion to circumventpressure build up. Replace tanks with new diaphragm style, floor mount. Leaveabandoned tanks in place to pinch pennies. Tandem to this is the need for a pipingreroute that threatens boiler integrity by creating uneven flow which results ininevitable boiler cracking due to heat differential. The pipe U dip in the photo

above should be removed and the pipe should go straight across to the boiler. ELCread the clues during the building audit and called the responsible contractor tocreate awareness; the contractor had, in fact, recommended the upgrades that ELCsuggested just last spring when the system was converted from heating to cooling.The failure that threatens will not occur during the cooling season. ELC secured aquote on repairs while on site. Repair both problems for $7,500, contractors bidattached; do it ASAP. These repairs are not optional and the system will be probably


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be converted from cooling to heating this week as history shows typical cut over inthe second week of October. The ballast tanks are hung from the basement ceiling.

6.2 - Hot Water Piping :Viewable DHW piping at SLAlooks pretty scary; theres just no

other way to put it. Lots of scarythings will never hurt you; somewill kill you. This pipe could failtomorrow; it could also lastanother 15 years. Much iscovered in insulation andtherefore not viewable. Much is located in inaccessible parts of the building.

Exposed areas that can be viewed in the basement showsigns of very significant deterioration. These pipes arepressurized at 60-80 PSI. ELC removed a piece of

jacketing to get a look at the pipe (above). What appearsto be inch thick pipe has lost 50% of its thickness dueto deterioration. Fact is, pipe this old is likely to have a

thick layer of calcification on the inside. The calcification strengthens the pipe. Analarmist says this must be repaired tomorrow; it may last several more years.Inevitably, DHW trunk pipe will fail en mass. The WARNING is to not do what manycontractors may recommend be done which is to address all of the easily accessiblepipe. This only insures that the system piping will inevitably fail in an area where thepipe is not easily accessible. There are large sections of uninsulated pipe. ELC wouldordinarily recommend jacketing these pipe runs but in this case leaving thedeterioration and potential leakage visible is advised.


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6.3- In Unit Fan Coils : Unfortunately, this is likely to be a costly repair. Moreunfortunately, this is going to be a necessary repair. Existing fan coil make and

model are not identifiable. The building isexperiencing a noticeable problem in this regard andthe problem will surely

continue to grow. The fancoil units are clearly at endof life and must bereplaced. The problemsare the inability of the fancoil stack to remove thecondensation moisturecreated by the system aswell as the deteriorationthat moisture has caused

to the fan coil housingover time. Inside the fan coil unit, which is hiddenbehind sheetrock (which must be removed in order

to replace the fan coil units) there is a housing door for the fan motor. The housingdoor is held on by screws. The rim of the housing door is covered in an insulationthat stops the sound of metal on metal vibration near the motor and looks a lot likethe soft side of Velcro. The insulation hasfrayed over near 30 years of use and the aircirculation of the system itself has causedthe frayed pieces of insulation to get suckedinto the drain ports which are now mostlyclogged. The floor level trays are thereforeoften full of standing water, heavily rustedand shedding overflow water where theyshould not. The water makes its way downthe fan coil stacks and leaks to thecommercial spaces on the first floor whichgenerates complaints; it also soaks thedwelling unit carpet and floor at the base of the fan coil unit. ELC opened at least 20 of 69 fan coil units. We found that the model information sticker was in every case just

plain gone and that the majority of the units we viewed were holding about inchof standing water. Their trays were very near rusted through; a light finger presscaused breakage via crumbling; the water that had been standing in the tray simplydrained out into the unit below. ELC photographed a sign posted in the elevatorrequesting that tenants call for maintenance when their carpets become saturated atthe base of their heater/AC. Unfortunately, the limited vision of elderly tenants oftenfails to perceive the saturation.


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6.4 - Fresh Air Feed to Building : Dravo Hastings system on roof is failing in tworegards. This system feeds fresh air into the building by driving outside air into thecorridors; units are fed fresh air vianegative pressurization and undercutdoors to corridors. The units heating

coil is not working, therefore, duringthe cold Appalachian Winter, the hallsare being fed very cold air. The furnaceclearly needs to offset this byincreasing its output; so, the energyconsequences are obvious. This is anenergy problem, not a safety problembut it should clearly be resolved byrepairing the units heating coil. Thelarger problem with the fresh air system is in the ducting. This roof mounted unit

and system does not seem to be feeding fresh air to floors 2 through 4 at all. Clearlythe internal air quality ramifications are significant. ELC estimates that 70% of the airthat this system circulates is being fed to the 6 th floor. Another 20% is feeding the 5 th floor. Very little if any fresh air is being fed to floors 2-4. There is a ducting failure(clog or hole) somewhere in the system. ELC tried at length to trace the ductingthrough the attic but reached limits of accessibility and time. This problem is likely tobe inexpensively tracked down by an appropriate contractor. Recommendation is forduct leakage testing and repair as well as repair of the heating unit.

6.5 - Birds nesting in Chimney : Fireplace nolonger uses chimney. At dusk ELC noticedand took a video of thousands of birdsentering the chimney over a 10 minuteperiod. There is no way to determine wherein the building the birds go. The chimneyshould be netted or closed off entirely at itsopening, clearly during the middle of a clearday so that the birds are not there. The videois really somewhat surprising; thousands iswithout doubt not an exaggeration. Anastounding amount of bird waste is collectingsomewhere. This will continue, if unaddressed, until the sheer weight of the bird

waste build up causes a failure to the system (roof, ceiling) currently supporting it. 6.6 - Windows : The largest tenant complaint and probably the largest energy waste

for the building. Windows are too difficult for the elderly tenants to operate due tohigh friction. Additionally, they lack screens in a mosquito rich area. The energyconsequence is that tenants use AC all summer when they would rather openwindows. The vacuum between window panes has failed and tenants complain thatwindows fog for most of the winter. The air seal between window frame and brick wall is deficient and causes drafts sufficient to move curtains . The windows are


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not tinted and whatever the U factor was when they were new is no longer intact dueto vacuum failure between panes. Inall, there is a strong case forupgrading windows; however, energymodeled energy savings may not

support the case as energy modelsmay not consider tenant behavior(inability to open existing windows)and energy model may determine theenergy savings based upon themanufacturers stated performancecharacteristics of the current windowswhen they were new; performance

has deteriorated due to loss of vacuum. Interpretation is program dependent.Historical rep will need to approve potential new window selection. When these

windows were installed almost 30 years ago, installers paid little attention to caulkingas compared to today. Pennies could be pinched by not replacing the courtyardfacing windows in the corridors. Dwelling unit windows should be addressed as thebuildings thermal leakage will be significantly reduced by modern windowinstallation standards.

6.7 - Lighting : Lighting system includes Fluorescent T12 lamps and standard Edison-base fixtures which can receive incandescentor CFL and has not been upgraded since lastrenovation circa 1986. Fluorescent T12 lampsand ballasts (fixtures) are the standard in thenon-residential areas including commercialsuites, hallways, reception area, leasing office,basement storage and mechanical rooms.Non-residential spaces were generally void of additional task lighting. These antiquated

fixtures are due for replacement. Commercial suites60-68 Main St. have available window display caseswith Edison-based fixtures. The retail store ThomasJewelers has track lighting with halogen bulbs. Thesehalogen bulbs are doing a great job in heating thedisplays and ceiling, independent of the spaces

heating or cooling needs. Residential spaces andsome common areas have Edison-based light fixtures. It is the practice of staff toreplace these fixtures with CFLs but incandescent bulbs are by far most common,especially in residential units where tenants have provided the replacement bulbs;upgrade to pin based recommended.

6.8 - Tenant and Manager Complaints :a. It is difficult to convey how much Elena wants and needs a new Dial-Com;

this is the unit that tenants use to buzz people up by unlocking the lobby


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door. Fact is, the Dial-Com system is entirely antiquated and this isaccomplished wirelessly and via telephone today. The elderly tenants favorthe low tech, already understood Dial-Com that was vogue in their 1950s-60s hay days. They do not realize that what they want is equivalent to abrand new black and white, nine channel TV. In any case, the ability of

tenants to recognize and grant entry to callers must be resolved as this is atrue security problem for the building and a significant time drain andinconvenience for Elena.

b. The back door to the building does not lock when it swings shut. Tenantsoften use this door (to parking lot) and Peter feels exposed to the potential of entry by vagrants intent on theft or a warm place to sleep.

c. Tenants want the ability to have heat or AC as necessary during Fall andSpring. Currently the entire building must provide either heat or AC. This willnot change as there is only one hydronic line in the building and it can eitherbe used by the furnace or the chiller, but not by both simultaneously.

d.

Largest tenant complaint is drafty, hard to open windows that lack screens and fog all winter .e. Building manager would like the device in her managers unit that enables her

to know which tenant has rung her repaired. The unit currently only conveysthat a tenant has rung; so, when a tenant needs managers assistance afterhours, tenant rings for manager and Elena (upon hearing the alert in her unit)must go down to the office to determine which dwelling unit called forassistance before she can go to that dwelling unit. These elderly tenants areoften in need of assistance urgently. The building manager, Elena, is an angle,but no spring chicken herself, and she does not move quickly as is. Thisshould be resolved for the safety of the elderly tenants and Elenasconvenience.

f. ELC audit staff makes the following complaint on behalf of the tenants andmanagement of SLA who are not currently aware of the problem. SLA IAQ iscurrently deficient and must be resolved . Floors 2-4 are receiving verylittle fresh air. Some exhaust fans do not suck sufficiently to hold a single,square piece of toilet paper to the grate. The window upgrade that will likelybe recommended to address energy loss due to thermal leakage will worsenthe IAQ problem. Ventilation must be addressed.


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Energy Liberty Corporation 6440 Lusk Blvd Ste D201 San Diego CA 92121 www EnergyLibertyCorp com (619) 870 0800

7. Qualifications and Representations

This Green Physical Needs Assessment (GPNA) has beenconducted in accordance with Building PerformanceInstitute (BPI) guidelines. Assumptions and extrapolationshave been avoided as this report is intended to clarifyfactual information and existing conditions. This report willprovide decision makers with the information necessary toinsure via remediation that this building is running well; butnot necessarily to maximum energy efficiency. Energyefficiency will be addressed via an ASHRAE Level 1 Audit.This GPNA conveys building and equipment efficienciesand deficiencies. Energy Liberty Corporation personnel involved in the study includeJohanna Stutz and Giovanni Ceciro. Documentation of certifications appears on thefollowing pages.

Energy Liberty Corporation warrants the integrity of this report and all statementsincluded therein. SLA was photo documented at length during our inspection of thebuilding. Report findings have been supported via geo and date stamped photodocumentation whenever possible. Approximately 1,500 photos have been cataloguedand can be provided on request. The most crucial 25% of the photos are labeled and all

photos are sorted to appropriate folders. Photos are all of very high quality and may beblown up for detail when needed. Pertinent mechanical equipment manuals werescanned where available and are also available on request. Energy Liberty Corporationshall be pleased to discuss and clarify the findings of this report with any reader, at anyfuture time, at no cost.

It has been an honor and privilege to engage and serve the deserving managementand tenants of Senior Living Apartments. As Managing Principle of Energy LibertyCorporation, I, Giovanni Ceciro, personally attest to the accuracy of the informationcontained in this report. I shall ensure that my corporation will be at all timesresponsive to the needs of this senior community and this shall be my privilege.

Green Physical Needs Assessment Document

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