Computerized controls do more than reduce energy costs

Real Estate Weekly, Oct 21, 1998 by Elie Jabbour

Hot Water Problems

Domestic hot water temperatures can be misdiagnosed with the result that mixing valves and coils, which can cost thousands of dollars, often are needlessly replaced. By monitoring the temperature of the water in the boiler and the water coming out of the hot water coil, the U.S. Energy computerized control indicates if mixing valves or coils actually require replacement.

The computerized control also provides the option of automatically raising the boiler water temperature during peak demand periods when the coil can't keep up with domestic hot water usage. The control also can automatically lower the boiler water temperature during off-peak periods for fuel saving.

System Balance

In order to achieve correct heat balance in all the apartments in a multifamily building, it is important to install indoor temperature sensors in every top-floor apartment. These sensors enable the U.S. Energy computerized control to determine if heat is balanced throughout the building.

Consider the case of a building with more than 20 top-floor apartments. The computerized control may show that the.apartments located in the center portion of the floor - i.e., those located more or less directly above the boiler - are adequately heated, but those on the outside corners are not getting sufficient heat, which may indicate that all the outside apartments in lower floors that are served by the same risers have the same problem. Often, there is no need for expensive plumbing work on the risers.

The problem can be solved by replacing radiator air valves in cold apartments with valves of a larger size. based on computerized monitoring of apartment temperatures during all weather conditions, many savvy managers have insulated walls and added radiation instead of increasing the heat for the whole building for the sake of one or a few apartments.

Condensate Return Line Leaks

Hidden leaks in a condensate return line can be responsible for wasting thousands of gallons of water in a 24-hour period. Moreover, a leak may be so bad that a boiler cannot make steam. Leaks may not be noticed if return lines are buried deep under a concrete basement floor and/or remotely located. Also, the leaks can go undetected because the boiler water is automatically replenished with new cold water or manually replenished by a building superintendent. This cold water must be reheated, which wastes fuel. A U.S. Energy computerized control can detect these leaks promptly and indicate the need for repairs.

Stack Cleaning

Computerized monitoring of stack temperatures makes it unnecessary to go to the expense of cleaning boilers on a regularly scheduled basis. If the stack temperature is in the normal range, the boiler does not need cleaning.

Technical Support

An increasing number of managers are turning to the suppliers of computerized energy management systems to help them identify heat and hot water system maintenance problems that require immediate attention. U.S. Energy Controls, which manufactures, installs and supports these systems in the New York Metropolitan area, has responded to this need with a weekly report called The Boilergram.

Information from each building's fuel computer is downloaded to the U.S. Energy Controls computer and analyzed by its technical staff. The Boilergrams, which consist of customized recommendations for each building, are uploaded to a PC at each management firm. The technical staff is available to provide all the support needed to implement these recommendations.