Many involved in the design, construction, leasing, or operation of commercial buildings see energy efficiency as a necessary evil – one that benefits the environment but also drives up costs and extends construction schedules. However, incorporating energy-efficient technologies that reduce consumption of electricity and natural gas can greatly enhance the economics of a building. And adopting proven technologies into building designs early on can avoid needless delays later.


The key to energy efficiency that keeps projects on time and on budget is leveraging the best practices of industry leaders, according to Anita Hagspiel, LEAD Analyst/Initiative Manager of National Grid, the major New England utility.


“If every building owner had to start from scratch, they would spend years considering all their energy efficiency options. That’s where we can help. We know what works and how to implement it to its full potential,” Hagspiel explains. “And in many cases we provide financial incentives that help pay for it, too.”


Energy expertise and financial support are available in many forms – from simple incentive payments for the replacement of older lighting, boilers, and other equipment with more advanced technologies, to sophisticated design assistance for high performance buildings.


“Technologies are always evolving. Our team makes it easy for our customers to access the latest innovations,” says Hagspiel. “We meet customers where they are and help them move up the efficiency curve. We work with many customers year after year, addressing different aspects of their operations over time.”



Efficiency In Action


“National Grid has guided us through major improvements in our buildings and systems,” says Joe Piantedosi, director of the Plant and Facilities Department of the town of Andover. “They helped us look at our total energy consumption and make improvements across the board.”


The Andover projects included installation of high efficiency lighting and controls, new windows and roofing, conversion to dual fuel boilers, and a town-wide HVAC energy management system connecting 18 buildings. Additional savings were achieved through energy-conscious operating procedures. The upgrades yielded savings of more than $700,000 per year, and earned the town $457,000 in incentives from National Grid.


“We see the benefits in our operating budget every month,” Piantedosi says.


Andover significantly enhanced its energy profile by improving existing facilities. National Grid also provides technical and design guidance and financial incentives for new construction projects.

The Advanced Buildings Core Performance initiative, for instance, provides an extensive set of implementation-ready design guidelines that typically yield 20-30 percent better energy efficiency than standard building codes in small to medium sized buildings. Utilizing Core Performance guidelines qualifies building owners for Energy and Atmosphere points for LEED certification, without the expense and time necessary for computer-based energy modeling.



Full Spectrum Of Solutions


Some National Grid programs and incentives involve specific equipment, including lighting, controls, heating and cooling systems, building envelope measures, compressed air systems, motors, variable speed drives, chillers, and energy management systems. 


Others have a broader reach. Whole Business Assessment, utilized in the town of Andover project, takes a holistic view of a building, seeking to identify a comprehensive solution that may involve the building envelope, high efficiency equipment, and even operating and training practices. Another service, Technical Assistance, brings in pre-qualified engineers and consultants to quantify the savings potential of sophisticated efficiency measures and spec out solutions.


Rising energy costs and greater interest in the environment have spurred interest in energy efficiency, but it is still not top-of-mind for many developers, owners, and tenants.


“In many ways, energy efficiency is invisible,” says Hagspiel of National Grid. “You can see things like skylights, but many sources of energy savings, such as high efficiency lights, motors, chillers, and compressed air systems, are more difficult to spot. More time and attention is typically devoted to selecting paint, carpeting, and other finishes because they are so much more visible and tangible. We’re trying to elevate energy-efficiency on the priority list.” 



Value Of Energy Efficiency


For building owners, the payoff on investments in energy efficiency can be considerable. Spaces with lower monthly energy costs are more attractive to tenants. In fact, many prospective tenants will only consider green buildings. In addition, spaces outfitted for energy efficiency often provide more comfortable and aesthetically pleasing environments for employees and customers. These factors translate to the bottom line through higher rents, less turnover, and increased property value.


For more information on National Grid’s energy efficiency programs, including financial incentives and technical support, visit http://www.thinksmartthinkgreen.com or call 1-800-787-1706.