ASHRAE Guideline32 2012
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ASHRAE Guideline 32-2012 Sustainable, High-Performance Operations and Maintenance
| Published By | Publication Date | Number of Pages |
| ASHRAE | 2012 | 34 |
ASHRAE Guideline 32 offers guidance for operating and maintaining buildings with goals of sustainability and high performance in mind. The purpose of this guideline is to assist those who operate and maintain buildings to achieve high performance: safe, productive indoor environments; low economic life cycle cost; low energy, water, and resource use and low impacts on the environment. It applies to the systems of commercial, institutional, industrial and laboratory buildings as they affect occupant comfort, indoor air quality, health & safety; and the energy & water consumed. These systems include the building envelope, HVAC, plumbing, complementary energy systems, utilities and electrical systems. This guideline applies to the ongoing operational practices for a building and its systems, particularly with respect to energy efficiency, occupant comfort, indoor air quality, health and safety. It is intended to provide steps beyond compliance with ASHRAE/ACCA Standard 180 and to provide concepts, methods and details that will meet the intent of the “minimum standards of care” of ASHRAE/USGBC/IES Standard 189.1.
PDF Catalog
| PDF Pages | PDF Title |
|---|---|
| 4 | FOREWORD 1. Purpose 2. Scope 3. Definitions, Abbreviations, and Acronyms 3.1 General. This section contains definitions for certain terms, abbreviations, and acronyms used in this guideline. These definitions are applicable to all sections. Terms that are not defined herein but that are defined in standards referenced her… 3.2 Definitions |
| 5 | 3.3 Abbreviations and Acronyms 4. Intended Users of the Guideline |
| 6 | TABLE 4-1 Organization of the Guideline 5. LEVEL I: SENIOR MANAGEMENT STEPS 5.1 Establishing Support from Above. Commitment from the top of the organization is essential to move effectively toward sustainable high-performance operations and maintenance (SHP O&M) in management of their facilities. The case for such a commitme… 5.2 Benefits of Sustainable High Performance (SHP). SHP workplace environments can be a significant strategic element, as they affect the organization along multiple dimensions, including workforce productivity, brand image, environmental compliance,… 5.3 Costs. Costs for SHP are the investments in organizational change that result in the increased profits described above. The investments required will vary from organization to organization but usually fall into skills development, tools, and comp… 5.4 Actions. A series of actions are recommended for senior management to establish organizational commitment to SHP O&M in its facilities. These actions comprise a change management process. Senior managers may be familiar with change management. Su… |
| 8 | 5.5 Checklist. A checklist is provided in Table 5-1 for summary recommended actions for senior managers. 6. Level II: Action Areas for Facility Managers—Implementing The Change 6.1 Establishing the SHP O&M Program. When senior management mandates movement toward SHP O&M, FMs will have to determine what this means for the operations they lead. The FM will need to align planned O&M with organizational goals, specific asset pl… TABLE 5-1 Checklist for Senior Managers |
| 9 | Figure 6-1 High-performance operations and maintenance transition. |
| 10 | TABLE 6-1 Checklist for Facility Managers 6.2 Dimensions of Performance. Sustainability dimensions have been well advanced and continue to evolve. The FM should be familiar with the basic schema, which includes energy, water, indoor environment, materials, and resources. The FM has a role in… |
| 11 | 6.3 Proactive Maintenance Management. Proactive maintenance incorporates planned maintenance, scheduled preventive, and instrumented predictive maintenance techniques. To fully implement proactive maintenance at a facility may require refining existi… |
| 12 | Figure 6-2 Levels of maintenance. |
| 13 | 6.4 Renovation and Construction with Commissioning |
| 14 | 6.5 Staff Capacities for HP O&M. Just as the building must be intelligent, so must its operating staff. It is up to the FM to determine the practices to be implemented (“best practices”), assess staff capabilities (knowledge, skills, experience, … 7. Level III: Actions and Tools for Technicians—Carrying Out Best Practices |
| 15 | 7.1 Technicians’ Knowledge, Skills, and Training. Building technicians and operators must be knowledgeable of the principles of building systems and their operations. Technicians and operators must request and seek training during installation or s… 7.2 Building Documentation Tools. The ability to use building documentation is critically important to maintaining high performance. Clear and comprehensive documentation must be kept readily available. Technicians should be able to read, interpret, … TABLE 7-1 Checklist of Technicians’ Knowledge and Skills for High-Performance O&M |
| 16 | 7.3 Instrumentation. Instrumentation includes system and equipment gauges, digital data displays at local control panels; data acquisition and storage at a central BAS; and portable, short-term, and hand-held measuring devices. Technicians’ proper … 7.4 Regular Maintenance of Key Building Systems. Regular maintenance of key building systems is at the heart of high-performing, energy-efficient buildings. Key building systems include the following: |
| 17 | Figure 7-1 Progression of cognitive skill in use of instrumentation. TABLE 7-2 Checklist for Maintenance of Key Building Systems Figure 7-2 Interdependent relationship between energy and maintenance. 7.5 Maintenance and Energy Performance. There is an interdependent relationship between energy and maintenance. In order for equipment to operate efficiently, it must be proactively maintained. If equipment is not maintained, the performance of the e… |
| 18 | 8. References 9. Bibliography |
| 19 | INFORMATIVE ANNEX A— ADDITIONAL RESOURCES TABLE A-1 Resources by Specific Topic from BetterBricks |
| 20 | INFORMATIVE ANNEX B— BENCHMARKING AND BUILDING RATING SYSTEMS B1. Use of an Energy Use Index (EUI) for Benchmarking B2. Maintenance Metrics/ Key Performance Indicators B3. EPA ENERGY STAR Portfolio Manager |
| 21 | B4. ASHRAE Building Energy Quotient (bEQ) B5. ASHRAE Service Life and Maintenance Cost Database B6. LEED EBOM B7. BREEAM: Building Research Establishment Environmental Assessment Method |
| 22 | B8. GREEN GLOBES B9. BOMA BESt INFORMATIVE ANNEX C— MAINTAINING INDOOR AIR QUALITY (IAQ) |
| 23 | INFORMATIVE ANNEX D— MEASUREMENT AND OCCUPANT SURVEYS FOR COMFORT AND INDOOR ENVIRONMENTAL QUALITY (IEQ) |
| 24 | D1. Indoor Environmental Quality (IEQ) INFORMATIVE ANNEX E— TRAINING NEEDS ASSESSMENT E1. instructional design process TABLE E-1 Worksheets and Job Aids for Needs Assessment from NEDC’s Instructional Systems Design Guide (no longer available) |
| 25 | E2. Training and Credential Programs for Facilities Professionals E3. Checklist for On-Site Facility Training Programs |
| 26 | INFORMATIONAL ANNEX F— BUILDING INFORMATION MODELING (BIM) INFORMATIVE ANNEX G— PREDICTIVE MAINTENANCE TECHNIQUES G1. Vibration analysis G2. Thermography |
| 27 | G3. Pressure Measurements G4. Motor current analysis G5. Oil Analysis G6. REFRIGERANT Analysis INFORMATIVE ANNEX H— GUIDANCE FOR HVAC ENERGY SAVINGS TABLE H-1 HVAC System Prone to Excessive Energy Use and Opportunities for Savings |
| 28 | H1. Top Four HVAC Savings Opportunities Equipment Scheduling Sensor Error |
| 29 | Simultaneous Heating and Cooling Outside Air Usage INFORMATIVE ANNEX I— ENERGY PERFORMANCE DIAGNOSTIC PROCEDURE |
| 30 | Figure I-1 Sample procedure for energy performance diagnostics. |
| 31 | INFORMATIVE ANNEX J— HIGH-PERFORMANCE SYSTEMS SAMPLE CHECKLISTS J1. Water Efficiency J1.1 Reclaimed Water Systems Maintenance. The design of reclaimed (gray water and rainwater) systems varies tremendously. Reclaimed water systems can range from gray water systems that collect only water from lavatories to flush toilets, black water … J1.2 Sample Checklist for Reclaimed Water Maintenance J1.3 Sample Checklist for Waterless Urinals Maintenance J2. Building Envelope J2.1 Sample Checklist for High-Performance Building Envelope Maintenance |
| 32 | J3. Indoor Environmental Quality (IEQ) J3.1 Sample Checklist for Indoor Environmental Quality (IEQ) |
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