Resource 156

A Guide to Energy Management in
Public Buildings
Western Cape Department of Environmental Affairs

and Development Planning
May 2008
A Guide to Energy Management in Public Buildings
Overview of the Guide

Section A:
This section gives you a broad outline of Energy
Management as it relates to buildings and in particular
What is Energy Management in
the type of buildings the public sector have control over.
Buildings?
It considers the role of the public sector in energy
management. And it also gives you a proposed
framework of how to implement energy management in
buildings owned by provincial and local government.
Section B:
This section covers specific actions for implementing
energy management in:
Energy Management Actions
• Residences
• Offices
• Schools & Community/Sport Centres
• Hospitals & Clinics
Section C:
This section provides further resources & references on
financing energy interventions, training for various
Tools & Tips to help implement
stakeholders, working with people and sourcing products
your Energy Actions
& technologies. This section includes guidance on how to
do an energy audit and a summary of SAEDES.
In addition
• Glossary of Terms
• Web & Literature Resources
• Appendices
Developed as part of a series to support:
THE WESTERN CAPE SUSTAINABLE ENERGY STRATEGY AND

PROGRAMME OF ACTION
• A Guide to Energy Management in Public Buildings (2008)
• Guidelines for Integrated Energy Planning in Property Development (2008)
• Cleaner Production in the Tourism & Hospitality Industry (2006)
• Energy Scenarios for the Western Cape (2006)
• Initial Status Quo & Gap Analysis – Towards an Integrated Energy Strategy in the Western
Cape (2005)
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Table of Contents
SECTION A: WHAT IS ENERGY MANAGEMENT IN BUILDINGS?...................................................... 4

1. Introduction to Energy and Energy Management .............................................................................. 4
2. Why a focus on Energy Management in Public Buildings? ............................................................... 5
2.1 Energy management in public buildings makes business sense....................................................... 5
2.1.1 Primary benefits of Energy Management in Buildings for the public sector are: ....................... 6
2.2 Energy Management in public buildings makes broader economic, social & environmental sense... 6
2.3 Meeting national and local energy efficiency policy targets relating to buildings ............................... 7
3. What role can the public sector play in Energy Management?.......................................................... 8
3.1 Lead by Example .............................................................................................................................. 9
3.2 Transform the market through Green Procurement ........................................................................ 11
3.3 Raise Public Awareness ................................................................................................................. 11
4. Challenges for Energy Management in public buildings.................................................................. 12
5. Planning for Energy Management in public buildings...................................................................... 13
6. Some considerations for new, existing or the renovation of public buildings ................................... 17
6.1 Efficient New Building Design & Construction ................................................................................. 17
6.2 Building Renovations ...................................................................................................................... 17
6.3 Energy-saving Retrofits for Existing Buildings................................................................................. 18
6.4 Equipment Purchase & Replacement ............................................................................................. 18
SECTION B: ENERGY MANAGEMENT ACTIONS................................................................................ 19

1. Understanding Energy Use in Buildings.......................................................................................... 19
1.1 Office Buildings............................................................................................................................... 19
1.2 Residential Buildings....................................................................................................................... 22
1.3 Schools & Recreation Centres ........................................................................................................ 28
1.4 Hospitals & Clinics .......................................................................................................................... 30
2. Energy Management Checklists ..................................................................................................... 33
2.1 Office Building Checklist ................................................................................................................. 35
2.2 Residential/Household Checklists................................................................................................... 49
2.3 School & Community/Sports Centre Checklists .............................................................................. 58
2.4 Hospital/Clinic Checklists................................................................................................................ 70
SECTION C: TOOLS & TIPS TO HELP IMPLEMENT YOUR ENERGY ACTIONS................................ 83

1. Introduction ..................................................................................................................................... 83
2. Working with People ....................................................................................................................... 83
2.1 Create incentives for behaviour change.......................................................................................... 83
2.2 Improve communication within the organisation.............................................................................. 83
2.3 Gain management support ............................................................................................................. 84
3. Building Capacity and Raising Awareness...................................................................................... 84
3.1 Increase general energy awareness ............................................................................................... 84
3.2 Improve facility energy awareness.................................................................................................. 85
3.3 Training relevant stakeholders in public building energy management ........................................... 86
4. Knowledge and Management Information Systems ........................................................................ 86
5. Sourcing Products & Technologies ................................................................................................. 86
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6. Energy Audits ................................................................................................................................. 86

6.1 Overview......................................................................................................................................... 86
6.2 Data collection ................................................................................................................................ 87
6.3 Data analysis .................................................................................................................................. 87
6.4 Option generation ........................................................................................................................... 88
7. Financing Energy Interventions....................................................................................................... 89
GLOSSARY ............................................................................................................................................ 91
APPENDICES ......................................................................................................................................... 94
A: CaBEERE & DME Resources, 2005 (on CD version only) .............................................................. 94
B: SAEDES (on CD version only).......................................................................................................... 94
C: Examples of Information and Reminder Signs ............................................................................. 95
D: Example of Energy Management Plan for Public Buildings........................................................ 98
E: Renewable Energy Options for Buildings .................................................................................... 102
F: Energy Audit of Western Cape Departmental Buildings (on CD version only)........................ 105
G: Web Resources ............................................................................................................................ 106
LIST OF CASE STUDIES

Case Study 1: Singapore’s Building Energy Efficiency Master Plan ........................................................ 17
Case Study 2: Ekurhuleni Germiston Buildings Audit Findings................................................................ 20
Case Study 3: Parow Admin block pilot project ....................................................................................... 21
Case Study 4: The BP Office Building in Cape Town .............................................................................. 21
Case Study 5: The Rambler Road House, Diep River, Western Cape. ................................................... 27
Case Study 6: Balebogeng School CCP Project ..................................................................................... 30
Case Study 7: Heidelburg Hospital Energy Audit Reveals Potential for Energy Savings ......................... 33
LIST OF FIGURES
Figure 1: Turning energy consumption on its head.......................................................................................................... 4
Figure 2: Western Cape Sustainable Energy Strategy and Programme of Action: Objectives, Outputs and Actions for
buildings……………………………………………………………...……………….……………………..……………………..8
Figure 3: Energy use by energy service for the Western Cape commercial and government sectors 2004.................. 9
Figure 4: Energy use by end use/fuel type for the Western Cape commercial and government sectors 2004...........10
Figure 5: Cumulative costs and savings for the lighting scenario in the government buildings in the Western Cape .10
Figure 6: Process Plan for an Energy Management Policy in Public Buildings ............................................................13
Figure 7: Typical Energy Consumption Pattern in an Office..........................................................................................19
Figure 8: Typical Energy Consumption Pattern in a middle to high income household................................................23
Figure 9: Typical Energy Consumption Pattern in a middle to high income household................................................23
Figure 10: More ideal Energy Consumption Pattern in a middle to high income household ........................................23
Figure 11: More ideal Energy Consumption Pattern in a middle to high income household ........................................24
Figure 12: The role of roof overhangs in houses ...........................................................................................................25
Figure 13: Typical Energy Consumption Pattern in a middle to a well resourced school .............................................28
Figure 14: Typical Energy Consumption in a Hospital...................................................................................................31
Figure 15: Poster at a public building showing savings .................................................................................................85
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SECTION A: WHAT IS ENERGY MANAGEMENT IN

BUILDINGS?
1. Introduction to Energy and Energy Management

We use energy throughout the development of buildings. We use it during the:
• pre-construction phase - to manufacture and transport materials;
• construction phase;
• operational phase – usually where the most energy is consumed over the lifetime of the
building, depending on how it is constructed; and finally in the
• demolition phase of buildings – including transportation and landfilling of discards.
During operation we use energy in buildings for:

• Heating (of space, water, food)
• Cooling / refrigeration (of space, food)
• Illumination (light)
• Telecommunication (telephones, computers)
• Movement (lifts, escalators)
The aim of Energy Management in buildings is (throughout every phase) to use the least amount
of energy from a source that has the least amount of negative effect on the immediate and
long-term health status of people and our planet (Figure 1).
Figure 1: Turning energy consumption on its head

(Source: SEA)
Figure 1’s upside down triangle indicates that energy management plans in buildings should be
based on reducing energy demand, using energy more efficiently and then satisfying the
remaining demand for energy with cleaner sustainable alternatives.
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Energy management is an approach that considers the energy-related impacts and

interactions of all building components, including the building site; its envelope (walls, windows,
doors, and roof); its heating, ventilation, and air-conditioning (HVAC) system; and its lighting,
controls, and equipment.
An energy efficient building can therefore be defined as one that provides the intended
service, while at the same time minimising/reducing the buildings lifetime energy operating
costs (Energy Efficiency : Energy and Demand Efficiency for Commercial Buildings Final Report
(CaBEERE, September 2005 – Appendix A).
Energy management in buildings achieves greater success when considered from the start of
the process of designing new buildings or when renovating. In practice, energy management
would consider the integration of the external envelope (walls, windows, doors, and roof) design
and internal systems to maximise energy efficiency while optimising occupant comfort through
a combination of strategies. It would also take into consideration:
• embodied energy in building materials (how much energy it took to manufacture and
transport that material);
• thermal efficiency of building materials (will the materials used ensure indoor comfort so that
no additional heating or cooling is required);
• orientation of the building on site to the sun;
• impact of colour of internal & external walls;
• optimising the use of natural ventilation and daylighting; etc.
• Site selection which can have significant impact on energy use should also be considered
For example locating a building close to public transport facilities can significantly reduce
energy use (in the form of transport fuel) for the building occupants;
• Considering using existing disused or underutilised buildings that can perform the same
function before building new, is also important.
In both new and existing buildings, in practice, energy management might mean choosing
energy-efficient technologies within an existing building-frame. This can include replacing:
• existing incandescent light bulbs with energy efficient light bulbs or
• electric geysers with solar water heaters.
In practice energy management should make both technical solutions and behavioural
change possible.
2. Why a focus on Energy Management in Public Buildings?
Energy is a variable cost that can be controlled. Energy management within buildings generally
results in an absolute reduction in the use of energy. The interventions can save energy, reduce
costs, and preserve natural resources while reducing environmental pollution. There are not
only immediate benefits for the building owner and user but long-term public benefits when
energy consumption is managed better for buildings. Energy management therefore makes
business sense as well as broader economic, social and environmental sense. For these reasons,
local and national governments have set energy efficiency targets related to buildings. Energy
management benefits are cumulative over time. Each day opportunities to save energy and
minimise the energy demand are lost without realising these benefits if energy management is
not implemented.
2.1 Energy Management in Public Buildings makes business sense

Managing energy in buildings has multiple benefits including a reduction in monthly expenses,
improved productivity and marketing opportunities.
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2.1.1 Primary benefits of Energy Management in buildings for the public sector are:
Financial related yields
• Substantial savings in energy bills for the public sector as well as more stabilised controllable
energy use and therefore costs in buildings.
• Reduction of heating, cooling, and lighting loads; and in turn, smaller, less costly systems
including maintenance operations are needed.
• Energy savings for existing buildings result in economic savings that have an increasing rate
of return on investment as energy prices continue to rise.
Productivity increase
• Certain energy management interventions lead to better indoor air quality, comfort levels
and increased natural lighting. Case studies suggest that this ‘healthier’ environment which
leads to happier staff and increased workplace performance and productivity. This has
resulting economic value.
• A building that has good energy management practices is more likely to continue to
function on a basic level and remain habitable even when systems experience unexpected
downtime. This will lead to maintained productivity.
Marketing opportunities
• The improved public perception that, by its own example, the public sector is helping to lead
the construction industry toward a more responsible and sustainable future.
• It can be shown that by using public funds for cost-effective measures that reduce operating
costs, the public sector is performing these tasks in a responsible and frugal manner.
Both of these reasons have marketing opportunities or spin offs and the energy management
practices can be documented in external and internal media as well as being nominated for
sustainability awards internationally.
Green financing
• Buildings that use less energy and contribute less to air pollution from the burning of fossil-fuels
and reducing the greenhouse effect can be eligible for carbon-based funding.
Typically cost effectiveness is the primary criterion for evaluating the business case for energy-
efficient building technologies. However, energy related decisions are better evaluated on a
life-cycle basis, rather than solely on an initial-cost basis such as construction costs. Higher initial-
costs of energy-efficient design can often be avoided or greatly minimized by anticipating and
incorporating these strategies at the outset of the planning process.
2.2 Energy Management in public buildings makes broader economic, social &
environmental sense
Buildings are resource intensive. Over a building’s life cycle – through planning and
construction, building use and management, maintenance and renovation, and finally
dismantling or demolition – resource consumption and waste production together trigger a
number of environmental problems. Sustainable or environmentally conscious construction
addresses these negative effects. Because energy-efficient buildings reduce both resource
depletion and the adverse environmental impacts of pollution generated by energy
production, it is often considered to be the cornerstone of sustainable or environmentally
friendly design.
Production and use of energy throughout the world causes harm: there are social and
environmental costs that are currently not being acknowledged or paid for by users and
suppliers of energy. Concerns are growing about the environmental and social impacts of the
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consumption of fossil fuels which include air pollution, global warming, waste disposal problems,
land degradation and the depletion of natural resources. Furthermore, cheap supplies of oil
appear to be running out. These trends are likely to continue and accelerate throughout the
21st century. As a consequence of these concerns, attention has been focused on ways of
saving energy in both supply and use. There is clearly room for improvement together with a
choice as to how we produce and use energy.
As high consumers of energy, buildings add significantly to the depletion of existing fuel
resources, especially fossil-fuels. The cement industry, which feeds the construction market, is
one of the highest energy consuming industrial processes. Power generation plants and direct
consumption of energy, such as household coal fires and coal-fired boilers for hospitals, emit
pollutants including greenhouse gases which have a negative impact on the environment and
contribute to climate change. Climate change leads to increased weather related disasters
and changes in rain regimes leading to drought. Air pollution affects the health and well-being
of the immediate population.
Poorly designed construction that incurs high operating costs over its life is an economic and
environmental burden. While South Africa has a relatively moderate climate, our houses and
buildings, both old and new, do not make use of this innate advantage. Many of our houses are
cold in winter, hot in summer, and make little use of natural lighting. Heating and cooling
devices are often installed to improve comfort at great initial cost and with an ongoing cost in
terms of purchasing fuel and the indirect costs incurred by pollution – whether electricity, coal or
paraffin. The provision of a well-insulated house reduces the high proportion of income spent on
energy to warm or cool a house. For low-cost residential developments typically funded by the
public sector, better insulation and passive solar design (designing with the sun in mind) can
lead to reduced use of hazardous fuels in these homes and then reduced public health costs for
the public authority. The use of hazardous fuels such as coal, wood fires and paraffin to heat
homes leads to local air pollution, fires and poisoning.
The primary public interest and long term benefits of practising better energy management in
publicly owned buildings are:
• Lower government operating costs, especially significant over the long-term.
• Slower national and regional energy demand growth.
• Freeing up of capital and electricity capacity for economic growth.
• Reduction in pollution and greenhouse gases.
• Possible reduction in prices for technologies as volume & competition grows.
• Job creation through business development to support new energy management
products and services needs.
• New technology development and innovation.
• Less demand on electric utility systems; and significantly reduced energy consumption
during peak load periods.
• Reduced dependence on imported oil and better energy security.
2.3 Meeting national, provincial and local energy efficiency policy targets relating to
buildings
It was forecasted that a peak electricity demand deficit should occur in 2007 and that a base
load deficit should follow after that. The National Department of Minerals & Energy (DME)
developed a suite of policies and strategies that aimed to address renewable energy & energy
efficiency issues.
The DME developed energy-efficiency guidelines for commercial buildings in 1999 (SA Energy &
Demand Efficiency Standard for existing and new Commercial Buildings or SAEDES – Appendix
B) in preparation for SABS approved standards SANS 204 (Efficiency standards for artificially
vented buildings). Efficiency standards for naturally vented buildings or for housing SANS 283 is
also in process and is planned to be incorporated into the National Building Codes.
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Additionally, the DME released the National Energy Efficiency Strategy in 2005 (Appendix A). The
strategy has targets for each sector; the commercial and public sectors needing to reduce final
energy demand in buildings by 15% by 2014. The DME has also committed to provide training
and support to these sectors to achieve this target.
The Western Cape Province is also leading the way by being the first province in South Africa to
develop a Sustainable Energy Strategy for the region. The strategy aims to promote a more
sustainable energy path for the province by promoting energy efficiency and renewable
energy.
Under the strategic objective: stimulating the market for renewable energy and energy
efficiency, the Sustainable Energy Strategy has the following objectives, outputs and proposed
actions related to buildings (Figure 2):
Objective Output Action
Reduce energy consumption and Energy Audit and

• Conduct an Energy Audit of all
provincial government buildings.
carbon dioxide emissions from buildings Retrofit
• Retrofit the Provincial Parliament
in the commercial and government Programme
Complex in Cape Town for energy
sectors through energy efficiency efficiency (including solar water heating
behavioural changes, and building and energy from a photo-voltaic
retrofitting. system).
Incentive
• Initiate a study into incentives around
energy efficiency together with the City
Programme for
of Cape Town and the Provincial
Energy Efficiency Treasury.
• Support establishment of either feed-in
tariffs, renewable energy obligations, or
similar for key consumer classes (REA2).
PGWC Pilot Solar
• Implement pilot solar hot water heater
programme with local government
Programme
partner.
Ensure that new buildings in the Develop &
• Work with industry partners to develop
guidelines for energy efficient design.
commercial and government sectors Implement Green
• Develop the new Provincial
are energy efficient Design
Government Complex in George
Programme according to green design principles.
• Develop the new hospital in Khayelitsha
according to green design principles.
• Work with developers to showcase five
energy efficient developments in the
Province.
• Investigate setting a 10% on-site

renewable energy generation
obligation for all new buildings over a
certain size.
Green
• Adopt a green procurement policy
based on the recommendations of the
Procurement
Waste Management Directorate of the
Policy D:EA&DP.
Figure 2: Western Cape Sustainable Energy Strategy and Programme of Action: Objectives, Outputs and
Actions for Buildings
(Source: DEADP Sustainable Energy Strategy and Programme of Action 2008)
3. What role can the public sector play in Energy Management?
The public sector by virtue of its size is well positioned to be a role model of energy efficiency
measures and create the necessary public awareness.
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Government-related facilities are large energy users and

“Good Energy Management
government is a large buyer of energy-consuming products
starts from the top. If the public
and services. The public sector therefore presents great sector leads, the architects,
untapped energy savings potential. Their energy savings engineers, manufacturers – and
potential is significant due to a relatively old building stock and- ultimately the public – will
follow.” – David Garman,
-compared with private industry--a longer financial horizon for
Assistant Secretary, Energy
efficiency investments and typically lower requirements for Efficiency & Renewable Energy,
return on investment. Government in-house energy US DOE
management programs can provide an important and highly
visible example to other energy users, and by directing its purchasing power, governments can
become important agents for market transformation. There are a host of possible strategies for
such programs. These can be voluntary or mandatory approaches including: policies for
purchasing or leasing of energy-efficient equipment, technology procurement, informational
programs, standards, training, energy audits, demonstration projects, common performance or
savings targets, and various financing methods.
When all areas of government — national, provincial and local levels, as well as entities such as
public schools and universities, and government-owned enterprises (e.g. public utilities or
transport authorities) — are considered together, their proportion of total economic activity and
in turn the potential to impact the energy landscape of our country is striking.
3.1 Lead by Example
Government leading by example can be a powerful force to shift the market toward energy
efficiency. Government sector buying power and active, visible leadership offer a powerful non-
regulatory means to stimulate demand for energy-efficient products and services. Focusing
government design and construction practices, facility operations, and procurement on
energy-efficient products and services can create a strong, sustained, buyer-led shift in the
market toward energy efficiency and renewable energy.
The government sector’s buying power and example to others can generate broader demand
for energy-efficient and renewable energy products and services, creating entry markets for
domestic suppliers and stimulating competition in providing high-efficiency products and
services.
Western Cape Energy Scenarios for commercial & government buildings

Lighting and HVAC (heating, ventilation and cooling) in commercial and government buildings
are the highest uses of energy (Figure 3) in the Western Cape (Energy Scenarios for the Western
Cape, Heinrich & Borchers 2006).
Other
12% Lighting
Cooking 22%
2%
Refrigeration
5%
Water
heating
12%
Space
VAC
heating
36%
11%
Figure 3: Energy use by energy service for the Western Cape commercial and government sectors 2004
(Source: Heinrich & Borchers, 2006)
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Electricity is the dominant end use in commercial and government buildings in the Western
Cape with coal and liquid fuels making up the remainder (Figure 4).
Coal Kerosene
LPG 1%
7%
6%
Fuel Oil
Diesel 3%
1%
Electricity
82%
Figure 4: Energy use by end use/fuel type for the Western Cape commercial and government sectors 2004
Commercial and government buildings use both fluorescent tubes and incandescent lighting.
Incandescent lamps can be replaced by the more efficient compact fluorescent light bulbs
(CFLs) and standard fluorescent tubes.
A modeling programme used in the Heinrich & Borchers study to simulate the energy saving
potential in government buildings in the Western Cape for lighting suggested large savings for
government in excess of R70 million over 20 years. The scenario assumes that incandescents
make up 100% of regular lighting in the base year and as 10% of fluorescent lights already
showed efficiency in 2004, all lighting in commercial and government buildings would shift to
CFLs and efficient fluorescents by 2024. The figure below reveals the results of the model:
cumulative costs and savings for the lighting scenario in the government sector relative to the
reference case
80
70
60
Million rand
50
40
30
20
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Cumulative Electricity savings Light replacement savings

Cumulative total savings Cumulative capital cost
Figure 5: Cumulative costs and savings for the lighting scenario in the government buildings in the Western Cape
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The combination of the energy savings from using more efficient devices and the light bulb
replacement savings from the longer lifespan of the CFLs compared to the incandescent light
bulbs far outweigh the higher cost of the CFLs as displayed in Figure 5.
The potential for saving energy in the City of Cape Town Government buildings through
implementing energy-efficient lighting was also calculated using the energy modelling
programme. The results indicate a significant savings potential of R14 million over 15 years.
Audits in the government and commercial sectors has shown that improving efficiency of HVAC
use by 10% through user behaviour change can relatively easily be achieved (CCP Parow Pilot
Project Report, SEA, 2004). Using the same model, cumulative energy savings of over R180
million in the commercial sector and R21 million in the government sector by 2024 was
achievable if total HVAC consumption was reduced by 10% by 2024.
3.2 Transform the market through Green Procurement

"Green" procurement is a process where purchasers take into account environmental elements
when buying products or services. A large amount of money is spent by public authorities in
public procurement. It therefore makes sense to use that money to help achieve environmental
goals.
Green Public Procurement is specifically mentioned in the Plan of Implementation of the WSSD
(World Summit on Sustainable Development), encouraging "relevant authorities at all levels to
take sustainable development considerations into account in decision-making " and calling to
"Promote public procurement policies that encourage development and diffusion of
environmentally sound goods and services".
Procurement of energy-efficient products and services for buildings is a very effective option of
Green Procurement that has both environmental and economic benefits. Green procurement
in terms of energy means that contracting authorities take into account energy-efficiency
elements when procuring goods, services or works. Examples include:
• energy efficient computers,
• energy efficient buildings,
• environmental friendly public transport,
• electricity from renewable energy sources,
• white goods/appliances that have an A-grading in terms of the South African Energy
Efficiency Appliance labeling grading system
• air conditioning systems complying with environmental principles, etc.
3.3 Raise Public Awareness

Public buildings are, by their very nature, used by many members of the public. If energy-
efficiency and renewable energy actions in public buildings are actively promoted, this raises
awareness amongst the general public who spend time in these buildings. A new building, such
as a school or hospital designed for energy-efficiency can be promoted significantly to the
public. Retrofitting in schools can be highly effective in raising awareness around energy-
efficiency and renewable energies, which can spread into the scholars’ homes over time,
thereby impacting the wider community. In implementing energy management in buildings,
and communicating the actions taken and the results of that action, the authority demonstrates
that action in this area is possible, and that it leads to concrete results. As mentioned in section
A2, increased public awareness has many marketing spin offs.
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4. Challenges for Energy Management in Public Buildings
• Lack of experience, lack of technical know-how and human resource capacity has been a
significant barrier. Although capacity is limited within the public sector, the situation is
improving in South Africa. There are now an increasing number of specialised energy-
efficiency and renewable energy technology and service providers as well as architects
with energy-efficient design know-how. In addition, there are a number of NGOs with
significant technical expertise. It may be useful for Public Authorities to form Public Private
Partnerships for implementing energy management in buildings. Information and training
within relevant departments of the public authority are relatively low-cost measures, but will
be less efficient if they are not combined with other measures.
• Owner/maintenance/occupant disjuncture. The occupants of public buildings, who may

carry the operational energy costs, are typically not involved in the design/construction of
the building or in the long term maintenance of the building. Several responsibility
disjunctures exist resulting in long term or upfront-cost energy interventions not being
implemented. Developers of new buildings may wish to save costs in the short term or in
capital expenditure which results in the long term operational burden passing on to the
occupants. For example if the Department of Public Works needs to build a certain number
of schools on a limited budget they may drop insulating the buildings and pass the
subsequent electricity consumption used to heat or cool the building on to the school
administration. Another disjuncture is that maintenance departments responsible for
ensuring efficient operation of energy equipment in a building may not have the budget for
improved maintenance, while another department is paying the price as energy costs rise
due to inefficient operation. Devolving energy management down to the occupants of the
buildings might encourage more efficiency at the end use and a call for more efficient
buildings at the outset. Setting up interdepartmental teams for building energy
management can have significant benefits in addressing these issues. Full-cost accounting
will also be important in addressing this. It is important to note that the environmental costs
of bad energy management in all cases get passed on to the state.
• Low level of sustainable technology availability. This has been true particularly for renewable
energy technologies, such as solar photovoltaics and solar water heaters. As mentioned in
A3, a simple and low-cost measure to address this is to use the power of government
purchasing. Relatively little funding is needed to leverage government purchasing as a
powerful tool for market transformation. By setting up energy efficiency targets for specific
products it buys, the collective purchasing power of the government could help create
markets for efficient products for the rest of the society. Guidelines and recommendations
could be made mandatory or at least actively promoted within the government sector (E.g.
the National DME SAEDES/SANS 204 building standards.)
• Theft/vandalism in public buildings. Solar panels in schools may be subjected to vandalism.

Energy-efficient light bulbs may be subject to theft. This problem needs to be considered in
e.g. where the equipment is stored, located, how they are installed, etc.
• Lack of funding & political support. Building energy management programs require a certain
infrastructure in terms of energy consultants, skilled personnel, a set of standards, etc. They
also need high-level political support in terms of funding and leadership. In many cases, the
very fact that there is a government sector program could help build energy management
infrastructure for the rest of the economy. Available government funding may be very
scarce (the funding opportunities that do exist are briefly covered in Section C), there are,
however, many “low- and no-cost” opportunities that are likely to pay off well if recognized
and utilized. If a longer-term horizon is considered, funding can become available through
savings achieved from no- and low-cost energy saving measures.
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5. Planning for Energy Management in Public Buildings
A structured approach to managing energy is recommended in order to gain maximum and

co-ordinated benefits. The process proposed here could be applied by
• single or sets of provincially owned or rented buildings
• individual departments within the Western Cape Province,
• the Public Works Department across buildings and departments.
The principles behind the process could also be applied within households.
The proposed 11-step process to better energy management is explained in Figure 6:
1. Form a dedicated building/ departmental/ interdepartmental energy team

2. Gather data to assess performance and set goals
3. Institute an overall policy /vision statement / goals (energy savings goals, green building
policy, green procurement policy)
4. Create an Action Plan (Building Energy Management Plan)
5. Identify funding needs and sources
6. Provide information and training to staff/ building occupants (continuous)
7. Implement the Plan
8. Evaluate progress towards goals
9. Recognize & report on achievements
10. Re-assess performance (continuous)
11. Commit to continuous improvement
Incorporating a strategic approach can lead to permanent changes in energy-related

practices within the public sector. When energy management considerations are routinely
included within relevant practices and decision-making, energy-related costs can be
substantially reduced. A strategic approach to energy management requires top-level
commitment and organization-wide involvement. The steps of identifying, evaluating and
implementing specific energy-management projects and activities are important steps, and so
are gathering information and data, and establishing goals and objectives.
The 11-Step Process

2 Gather data to
asses
3overall
Institute an
policy / 4 Create an Action
Plan (Building
performance vision statement Energy
and set goals / goal (eg energy Management
savings goals, Plan)
green building
policy, green
1 Form a dedicated procurement
policy)
building / 5 Identify funding
needs and sources
departmental /
interdepartmental
energy team
7 Implement the Plan
11Commit to
continuous 9 Re-assess
improvement performance
(continuous)
8 Evaluate progress
towards goals
6 Provide information
10 Recognize & report
on achievements
and training to staff/
building occupants
Orange arrows
indicates (continuous) (continuous)
iterative process
Figure 6: Process Plan for an Energy Management Policy in Public Buildings

(Source: SEA)
Page 13 of 106
To obtain full value from energy management activities, it is important to be strategic,

incorporating energy management within relevant departmental policies and procedures.
However, it may not be practical to immediately engage top management and obtain their
commitment to a comprehensive approach. It may be more appropriate to start with some
specific projects and activities, using the results to demonstrate value and lay the foundation for
a more strategic approach with top management commitment and buy-in.
The step by step process to developing an energy management policy for buildings (as
displayed in Figure 6) is:
1. Form a dedicated building/ departmental/ interdepartmental energy team

• Appoint an Energy Champion – who sets goals, tracks progress, and promotes the energy
management program.
• Establish an Energy Team which executes energy management activities across different parts of
the department and ensures integration of best practices.
2. Gather data to assess performance and set goals

• Do an energy audit of your building, floor or department. A basic guide can be found in the Tools
section (Section C). An Energy Services Company or ESCO may be employed to conduct an
audit for you. The information gathered here should give you a good picture of your energy use
(how much energy, what kinds of fuels, on what activities). From this information you can develop
your goals and interventions.
3. Institute an overall policy /vision statement / goals (energy savings goals, green building policy,
green procurement policies)
• The policy provides the foundation for setting performance goals and integrating energy
management into an organization's culture and operations. The policy can be a stand-alone
energy management Policy for Buildings or form part of larger policies such as Green Building
Policy or similar.
• Performance goals drive energy management activities and promote continuous improvement.
Setting clear and measurable goals is critical for understanding intended results, developing
effective strategies, and reaping financial gains. Well-stated goals guide daily decision-making
and are the basis for tracking and measuring progress. Communicating and posting goals can
motivate staff to support energy management efforts throughout the organization.
The Energy Champion in conjunction with the Energy Team typically develops goals by:
1. Determining the scope through the identification of organizational and time parameters for
the goals.
2. Estimating the potential for improvement by reviewing baselines, benchmarking to determine
the potential and order of upgrades, and conducting technical assessments and audits.
3. Establishing clear, measurable goals, with target dates, for the entire organization/ facilities,
and other units.
Setting goals helps the Energy Champion:

• Set the tone for improvement throughout the organization
• Measure the success of the energy management program
• Help the Energy Team to identify progress and setbacks at a facility/building/department level
• Foster ownership of energy management, create a sense of purpose, and motivate staff
• Demonstrate commitment to reducing environmental impacts
• Create schedules for upgrade activities and identify milestones
4. Create an Action plan (Building Energy Management Plan)

• With goals in place, your organization/department/building is now poised to develop a roadmap
to improve energy performance. Successful organizations use a detailed action plan to ensure a
systematic process to implement energy performance measures. Unlike the energy policy, the
action plan is regularly updated, most often on an annual basis, to reflect recent achievements,
changes in performance, and shifting priorities.
• A strategy or action plan is required to achieve an objective; actions are specific steps to be
taken. It identifies the “whom” and “when” of implementing a strategy. This level of detail is
critical. It is a road map for what needs to be done and holds specific departments and
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individuals responsible for obtaining results.
While the scope and scale of the action plan is often dependent on the organization, the steps
below outline a basic starting point for creating a plan.
• Define technical steps and targets
• Determine roles and resources
• Get buy-in from management and all organizational areas affected by the action plan before
finalizing it. Work with the Energy Team to communicate the action plan to all areas of the
organization.
Creating an inclusive strategy that establishes roles and actions throughout the organization can help
to integrate good energy management practices. When developing an action plan, consider:
• Brainstorming with various departments to identify ways they can contribute.
• Holding a competition to seek ideas for energy efficiency from across the organization.
• Gathering recommendations from the Energy Team and other key personnel.
It is recommended to develop an Energy Management Plan for all buildings. This could be part of a
larger Integrated Environmental Management System, or Energy Management Plan on its own.
5. Identify funding needs and sources

• There is funding available for energy efficiency and renewable energy in South Africa, for
example Demand Side Management funds from Eskom and the Cleaner development
Mechanism funds. Departmental funds exist if motivated for properly.
6. Provide information and training to staff/building occupants (continuous)

• People can make or break an energy program. Gaining the support and cooperation of key
people at different levels within the organization is an important factor for successful
implementation of the action plan in many organizations. Reaching your goals frequently
depends on the awareness, commitment, and capability of the people who will implement the
projects defined in your action plan. Actions for involving people are outlined in Section C. A
minimum of 10% energy saving can be achieved directly with an information campaign.
7. Implement the Action Plan

• Procedures for implementing the technical aspects of your action plan for different building types
are included in Section B of this document.
Tips for Action Plan

Start with easier targets:
• Office equipment
• Building lighting
• Operations & maintenance
Within each of these three areas, significant opportunity exists; and for those that develop and
implement aggressive management strategies focused on all areas, the returns will be significant. The
challenge is to identify where these areas of opportunity can best be applied first within your facility
or facilities to achieve your goals and objectives:
• Optimise performance of existing systems and equipment: Make the most of what you have by
optimizing the performance of existing systems and equipment. The savings are less costly than
capital projects, and help assure that the benefits of facility upgrades are accurately assessed.
• Integrate facility upgrades and equipment replacement: Identify opportunities to upgrade

systems and equipment at the time of natural replacement or through retrofit projects (early
retirement). Take maximum advantage of different buying situations to continue to improve
performance
• Capitalise on new construction and facility expansion plans: Do it right from the start. The
opportunities are greater and the benefits increase. Advanced design and construction
practices reduce total cost of ownership and contribute to meeting other strategic initiatives.
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8. & 9. Evaluate Progress & Re-assess performance (continuous)
Monitoring & Setting Targets

Energy management is not a once-off activity. Rather, it is a continuous process, where targets
must be set, monitored and then re-assessed on a regular basis. To assist in all areas of energy
management it is essential to monitor key performance indicators and to set targets that can be
met and improved upon. Setting up monitoring systems will have the biggest impact on savings,
for that is how the areas of inefficiency are identified and awareness is raised as to the potential
for improvement. To do this you will have to:
• Conduct periodic reviews

• Identify necessary corrective actions
Evaluate Progress
Evaluating progress includes formal review of both energy use data and the activities carried out
as part of the action plan as compared to your performance goals. Evaluation results and
information gathered during the formal review process are used by many organizations to create
new action plans, identify best practices, and set new performance goals.
Key steps involved include:

• Measure results - Compare current performance to established goals.
• Review action plan - Understand what worked well and what didn't in order to identify best
practices.
Regular evaluation of energy performance and the effectiveness of energy management

initiatives also allows energy managers to:
• Measure the effectiveness of projects and programs implemented
• Make informed decisions about future energy projects
• Reward individuals and teams for accomplishments
• Document additional savings opportunities as well as non-quantifiable benefits that can be
leveraged for future initiatives.
Measure Results & Benchmark

Gather energy use data and compare results to goals to determine accomplishments. Key steps
in measuring results include:
• Review energy use and cost data (capital and operating expenses).
• Analyze energy efficiency achievements based on your established performance metrics.
• Compare energy performance to baselines.
• Compare performance against established goals for:
o environmental performance
o financial savings.
• Compare energy performance to peers to establish a relative understanding of where your
performance ranks.
10. Recognize & report on achievements

It is important to communicate results to both internal & external stakeholders. Recognising
achievements builds momentum and commitment. Results of the Energy Management Plan can
be reported in relevant existing departmental publications, over the intranet or e-communication.
See Section C for more help on how to do this.
11. Commit to Continuous Improvement
No matter the size or type of organization, the common element of successful energy
management is commitment. Organizations need to make a commitment to allocate staff and
funding to achieve continuous improvement.
An example of the City of Tshwane Metropolitan Municipality’s Building Management Plan can be found
as Appendix C.
ISO14001 is an Environmental Management System (EMS) that also considers energy conservation. The
EMS model is based on “Plan, Do, Check, Feedback” cycle that is primarily concerned with the process
an organisation uses to incorporate environmental concerns into routine operations and not the
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operations themselves. If your organisation uses Iso14001 energy management can easily be
incorporated into the system.
Case Study 1: Singapore’s Building Energy Efficiency Master Plan

The national government of Singapore has a Building Energy Efficiency Master Plan (BEEMP,
2000), which was formulated by the Building & Construction Authority (BCA). It details the various
initiatives taken by the BCA to fulfill these recommendations. The plan contains programmes
and measures that span the whole life cycle of a building. It begins with a set of energy
efficiency standards to ensure buildings are designed right from the start and continues with a
programme of energy management to ensure their operating efficiency is maintained
throughout their life span. The BEEMP will be reviewed and updated annually to incorporate the
latest plans and changes necessary to keep building energy efficiency in Singapore a
sustainable goal.
Source: http://www.bdg.nus.edu.sg/buildingEnergy/energy_masterplan/index.html
6. Some considerations for new, existing or the renovation of public

buildings
As mentioned in A.1 energy management applies to

• new construction;
• buildings to be renovated as well as;
• buildings under operation & maintenance.
Energy management for each stage of a building has different requirements.
6.1 Efficient New Building Design & Construction

New buildings offer the greatest potential for energy savings as the whole building can be
designed from the start with energy-efficiency in mind. To ensure that the relevant departments
within the public sector responsible for new building construction have the incentive and
capacity for including energy-efficiency as a priority in new buildings, it will be necessary to
establish relevant policies and action plans.
When building new, one also should consider the embodied energy in the building materials.
Embodied energy is the energy used in the life-cycle from raw material extraction, through
manufacture, transport and construction of the material. For example, cement & steel that has
been made using a high-energy process and transported as heavy loads over long-distances
using large volumes of petrol, constructed using heavy machinery, will have a much higher
embodied energy than e.g. locally-available wood and sun-baked clay-bricks.
6.2 Building Renovations

The relevant green-building policy for new buildings should include an aspect related to
building renovations. Renovating and reusing a building makes it energy-efficient and
sustainable in another very important way. Much less energy is needed to produce construction
materials and deliver them to the site when the building’s basic shell is being reused. Older
buildings in particular, often make excellent candidates for energy-efficient design that utilizes
their mass, higher ceilings, and narrower building form.
Building remodels and facility expansion projects can be a good time to upgrade existing
systems and equipment, and assure optimum integration of new and existing infrastructure.
Architects and design engineers may not be aware of existing system problems or limitations,
and addressing these issues is generally not included in their work scopes.
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6.3 Energy-saving Retrofits for Existing Buildings

There are significant opportunities to improve the operating performance of existing systems
and equipment, with 5 to 15 percent energy savings often available for a modest amount of
capital investment. Opportunities to improve the operating performance of existing systems and
equipment can be identified and implemented by in-house staff, contractors, or a combination
of the two. A combination can work well. In-house staff have a good understanding of the
existing systems and equipment, what the operating problems are and where potential
opportunities may be. Outside contractors and consultants can bring specific expertise, broad-
based experience across different buildings and facilities, and the ability to support
implementation of solutions.
Facility retrofits, or the early replacement of equipment based on improved operating

efficiencies, makes sense when the financial benefits are significant or when other operational
considerations come into play.
6.4 Equipment Purchase & Replacement
Purchasing decisions that influence energy use and facility operating performance are
continually being made.
Establish procurement standards and specifications for energy-related equipment and supplies
purchased on a routine basis. Ideally, these standards influence equipment choices far in
advance of actual equipment failure or replacement, impacting bulk purchasing decisions,
vendor inventories, and stocking practices for equipment and supplies kept on hand. Lighting
and motors are two examples where standards and specifications can be employed. Energy-
efficient appliance labelling has been introduced by the DME. Adopting a policy for purchasing
new and replacing equipment that is labelled to a certain-level of energy efficiency is an
effective way forward for public authorities at all levels. Lifecycle costing can be used to
minimize costs, with procedures and appropriate sign-offs to assure organizational policies are
implemented.
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SECTION B: ENERGY MANAGEMENT ACTIONS

1. Understanding Energy Use in Buildings
The Western Cape Provincial Government deals with the following building types:
o Offices
o Residences
o Schools & Community/Sport Centres
o Hospitals & Clinics
Understanding how energy is used in these buildings will help identify energy management
interventions.
1.1 Office Buildings
1.1.1 Use of Energy in Office/Administration buildings
Typically, the biggest energy user in an office (usually in an artificially ventilated building) is the
Heating, Ventilation and Air Conditioning (HVAC) system, followed by lighting and office
equipment. Office buildings are often referred to as internal-load-dominated buildings because
a large portion of their energy use is in response to the heat gains from building occupants,
lights, and electrical equipment. Cooling is required not just because of the climate, but to
reduce the heat-load from all the equipment used within the offices. Elevators can also be
significant energy users in multi-story buildings. Water heating is generally only used for
bathroom basins and office kitchens, so is a relatively small contribution. It often is too simplistic
to think of a building with offices as simply an office building. The structure is also likely to have a
lobby and circulation spaces, a cafeteria, a computer room, meeting rooms, and other spaces
that have environmental needs and thermal characteristics that are very different from those of
offices. Other areas for energy use in an office include office cafeterias, auditoriums, security
systems, etc. An energy profile for a typical public-sector office building is shown in the diagram
below.
Other
appliances
19%
Lighting
37%
HVA C
44%
Figure 7: Typical Energy Consumption Pattern in an Office

(Source: Cape Town Futures 2004)
1.1.2 Savings potential of Energy for Office/Administration buildings
Because offices use considerable quantities of energy, they offer significant potential for action
to achieve noteworthy savings. In new office buildings, it is economically realistic to reduce
energy costs by 30% or more below typical figures if an optimum mix of energy-efficient design
strategies is applied. Moreover, energy-efficient design does not necessarily have to result in
increased construction costs. Indeed, one of the key approaches to energy-efficient design is to
Page 19 of 106
invest in the building’s form and enclosure (e.g. windows, walls) so that the heating, cooling,
and lighting loads are reduced, and in turn, smaller, less costly heating, ventilating, and air
conditioning systems are needed. In existing office buildings, energy savings from between 10-
20% are easily achievable, depending on the current level of energy management in the
building.
The range of technical solutions is not too large as the nature of energy service demands in
offices is relatively homogeneous. The key is to engage the significant stakeholder groups.
Energy saving reminder signs for offices are available in Appendix D.
1.1.3 Energy saving options for New Office/Administration buildings
The energy-efficient design process begins when the occupants’ needs are assessed and a
project budget is established. The proposed building is carefully sited and its programmed
spaces are carefully arranged to reduce energy use for heating, cooling, lighting and transport
energy related to use of the building. Its heating and cooling loads are minimized by designing
standard building elements— windows, walls, and roofs—so that they control, collect, and store
the sun’s energy to optimum advantage. These passive solar design strategies also require that
particular attention be paid to building orientation and glazing. Taken together, they form the
basis of integrated, whole-building design. Rounding out the whole-building picture is the
efficient use of mechanical systems, equipment, and controls. Finally, by incorporating building-
integrated photovoltaics into the facility, some conventional building envelope materials can
be replaced by energy-producing technologies. For example, photovoltaics can be integrated
into window, wall, or roof assemblies, and spandrel glass, skylights, and roof become both part
of the building skin and a source of power generation (see Appendix E).
For a summary of the range of technical energy saving options to consider in new office
building designs refer to the checklist for new office buildings included in this section.
1.1.4 Actions for Energy Management in Existing Office/Administration buildings
For an existing office building, there are many “There is the belief that continuously operating
options for energy savings that require the fluorescent lights is cheaper than turning them
participation of relevant stakeholders. The off for brief periods of time. Actually, turning off
building manager/owner will need to set up a fluorescent lights saves energy, extends overall
system to ensure responsibility is allocated for lamp life and reduces replacement costs.
different aspects of energy management Turning off one fluorescent tube for ½ hour each
within the existing office building: day saves enough money in energy over the life
of the tube to pay for the tube.”
o Office/building managers will have
responsibility to measure & monitor energy use and ensure the energy savings plans
are implemented. They will be required to ensure that new and replaced office
equipment and systems are energy-efficient.
o The office users can reduce their energy use through responsible use of energy
equipment & systems.
o Office maintenance staff will be required to ensure energy-using systems and
equipment are performing at optimum efficiency. The energy manager can allocate
tasks to maintenance staff or include it in performance contracts.
An example of an energy audit of two Western Cape Provincial buildings and the results,
potential savings and recommended interventions are available in Appendix F.
Case Study 2: Ekurhuleni Germiston Buildings Audit Findings
An audit of the Germiston Civic Centre & East Germiston Services Centre buildings indicated
that together they could save approximately 770 megawatt-hours electricity per year. A saving
of approximately R 285 000 and 860 tons of CO2 per year through low-cost options with a
payback period of less than 4 years could be made.
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Case Study 3: Parow Admin block pilot project

The City of Cape Town reduced the electricity bill in the Parow municipal building by 22%
through the following measures:
o Efficient lighting (CFLs)
o Solar water heater installation
o User behaviour information dissemination (affecting air conditioner use mainly)
The average monthly electricity consumption

was 57 507 kWh prior to the implementation of Monthly avg Electricity Use
Total Monthly Elec Use = 57508.11kWhrs
the project. The diagram adjacent shows that
most electricity was being used for the air- Computers (4.40%)
conditioning systems and lighting. Other Elec equip (2.38%)
Lifts (5.27%)
Printers/Scanners (1.45%)
Fax/Photocopiers (1.20%)
Lighting (30.57%)
The Energy Audit completed by the Energy and
Aircons (40.12%)
Development Group identified savings
opportunities that could achieve a total of 34% Halls (10.73%) Kitchens (3.89%)
savings. This Pilot Project achieved a saving of

12 000 kWh (21-22%) as indicated in the table
below.
Total Savings Savings / month Savings / annum Approximately 14% in savings was
KiloWatt hours 12 000 144 000 achieved in the technical phase and
approximately 8% in the ‘staff
Tons eCO2 13.2 158.4
participation’ (behaviour change)
Rands 3240 38 880
phase.
The results of the behaviour change campaign were mixed. The following was found in an
informal survey at the end of the project:
• About 50% of staff leave lights on in office whether there or not
• Almost all switch off lights when going home
• A few people switch air conditioning off when not needed and most staff leave on all the
time
• Almost none turn off computers when out of the office, even for extended periods
The total reduction in carbon dioxide emissions was 158.4 tons per year, the total rands saved
over the year was R38 880 and the total electricity saved was 144 000 kWh per year . The
payback period for the project was estimated at two years, including consulting fees.
Case Study 4: The BP Office Building in Cape Town

This ultra-modern facility, with its open spaces, large windows and airy
interior, was officially opened in May 2005. This latest addition to the
V&A Waterfront's property portfolio bristles with the latest in eco-friendly
technology and creature-comfort design features, all with a view to
improving productivity by presenting employees with the best possible
working conditions.
"The building has been designed to make the most efficient use of
energy," said facilities manager Deon Sims of the management
company Johnson, which is contracted to BP. "For example, the
lighting is automatically regulated according to the natural light from
outside. On a dark, rainy day, the lights inside the building go brighter
to make up for the reduction in natural light coming from outside. But
as the day brightens, the interior lights will dim to save energy."
The building has a series of unique, pyramid-shaped skylights and large double-glazed windows
that are set back into the outer walls. Each window has a horizontal solar deflector that
prevents too much direct sunlight from entering the building, while letting through plenty of
natural light. The fact that direct sunlight is kept to a minimum has two obvious advantages.
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Firstly, radiated heat is excluded, allowing the air-conditioning in the building to work optimally
at low energy levels. Secondly, the natural light entering the building is effective, without being
too bright. And the last person to leave at the end of the day does not need to go around
switching off lights - movement sensors switch them on and off, so no power is wasted by lights
left burning.
The building's air conditioning is, as far as possible, supplemented by natural systems to reduce
energy use to as little as possible - all for the sake of reducing the building's contribution to the
release of carbon dioxide into the atmosphere. A special panel in the entrance hallway shows
that since the building's completion at the end of February, the system has "saved" 17,5 tons of
carbon dioxide. To aid the air conditioning, special bulbous extractor fans on the roof use wind
power to help remove stale air through ducts leading from the interior. While working mainly on
the principle of hot air rising, the fans are also turned by Cape Town's well-known south-easter,
north-wester or south-wester breezes to speed up the extraction of stale air. The skylights also
have exit points for stale air, and fans can be run on electricity to speed up extraction,
especially in the event of a fire, when smoke or gases have to be removed rapidly.
But if the idea is to save energy, one should be making some of your own, too. That is why the
building boasts the largest solar panel farm in the southern hemisphere, located on its roof. This
solar energy production unit can generate enough
electricity to power the building's lower underground
parking area if needed, but instead the power is fed into
the building's grid to supplement mains power. Different
types of panels are used, including a flat panel that is
incorporated into a special grid that forms an
architectural feature above the main entrance. Also on
the roof are several solar panels used for heating water
for showers in the building.
Architect Pedro Roos of the firm KrugerRoos said the building was "definitely" a first for South
Africa. " Final figures are still being compiled but at the moment it seems we have managed to
stay within a premium of five percent above the price of a normal building. "Standard buildings
use about 250 to 300 kilowatts of power for every square metre a year, but this building will use
about 115, which turns out to be a huge power saving."
(Source: Page 16, Cape Argus May 31, 2005)
1.2 Residential Buildings
1.2.1 Use of Energy in Residential Homes & Apartments

A typical middle-income household electricity use profile is shown in Figure 8 and 9. In most
cases, the electric geyser is the largest energy consumer (particularly if there is more than one).
Lights and general household electrical appliances for cooking & refrigeration are also
significant consumers. In winter, heating generally consumes significant amounts of energy. In
homes with air conditioning systems, the energy use for cooling is significant, particularly for
apartments with larger or multiple air-conditioning systems. Residences with pools also use
energy for swimming pool pumps and sometimes pool heating. The best way to obtain a profile
of energy use for residences is to audit the consumption of energy (ie through its energy systems
& equipment). When designing new residences it is important to consider the potential energy
use in advance, and to design a residence that can use far less energy.
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Refrigerat ion
7%
Lighting
14%
Co o king
19%
Water
heating
50%
Space
heating
10%
Figure 8: Typical Energy Consumption Pattern in a middle to high income household

Electricity consumption per end use for

End use
middle to high income households
Lighting 108.3 kWh / month
Cooking 148.2 kWh / month
Space heating 80.9 kWh / month
Water heating 380.8 kWh / month
Refrigeration 55.9 kWh / month
Total 774.1 kWh / month
Source: Cape Town Energy Futures 2004
Figure 9: Typical Energy Consumption Pattern in a middle to high income household
Figure 10 and 11 show a more ideal energy consumption pattern for middle to high income
households with using more efficient light bulbs, installing a solar water heater and some ceiling
insulation.
Electricity
Electricity consumption per end
consumption per end
End use use after typical energy Possible Savings
use for middle to high
efficiency interventions
income households
Lighting 108.3 67.7 kWh / month 37.50%
Cooking 148.2 148.2 kWh / month 0.00%
Space heating 80.9 72.8 kWh / month 10.00%
Water heating 380.8 228.5 kWh / month 40.00%
Refrigeration 55.9 55.9 kWh / month 0.00%
Total 774.1 573.1 kWh / month 25.97%
Figure 10: More ideal Energy Consumption Pattern in a middle to high income household
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Refrigeratio n Lighting
10% 12%
Co o king
26%
Water heating
39%
Space
heating
13%
Figure 11: More ideal Energy Consumption Pattern in a middle to high income household
1.2.2 Savings potential of Energy for Residential Homes & Apartments

For most new residential buildings, where energy efficiency is considered at the design phase,
an operational energy-use reduction of 50% is achievable. Savings of 70% or more are possible
for buildings which have considered efficiency from the start, although achieving such
significant reductions can be challenging in light of the demands occasioned by budgeting
constraints and cost-effectiveness criteria.
In existing residential buildings, where one has to retrofit or retool, savings of 30% are achievable
and becoming increasingly more cost-effective and beneficial for the occupant as energy
prices rise. Typical mid-income households spend R 170 to R300 per month on electricity or 500
to 800 units or kilowatt-hours (kWh). Most households could save 20 - 30% of this easily.
1.2.3 Energy saving options for New Residential Homes & Apartments
When planning a new house or housing complex or block of flats there are many opportunities
to incorporate energy saving options. The developers of housing complexes as well as the
provincial and city housing departments need to ask themselves these guiding questions:
To reduce transport related energy consumption:

Does the location of the project provide residents with opportunities?
- Is the project proximate to economic and employment centres?
- Is the project proximate to socio-cultural opportunities?
Does the project have easy access to affordable public transport?
- Is the project located proximate to key transport routes?
- Does the design of the settlement cater for a mix of pedestrian vs vehicular transport?
Does the project contribute higher densities?
- How many units per stand?
- Is there provision for transformation or densification over time?
To reduce household energy use:

Have housing units been designed for greater passive thermal control?
- Do houses have a northerly orientation with overhangs for summer shading (Figure 12)
- Are houses on adjoining stands contiguous?
- Do houses have a ceiling or ceiling insulation?
- Do houses have wall insulation?
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- Do floors have a thermal mass?

- Have openings been made weather tight?
- Has there been micro-climate control in the settlement through units layouts and
landscaping/ tree planting?
Figure 12: The role of roof overhangs in houses

(Source : The Energy Book for Urban Development, Ward 2002)
Energy efficiency/ renewable energy - Has provision been made for energy efficiency in the
lighting, heating or cooking facilities?
- Have solar water heating mechanisms been used?
- Have CFL lighting fixtures been used?
- Has any provision been made for solar cooking?
- Has provision been made for the efficient combustion of fuels during cooking or the
efficient use of electricity?
- Were vertical geysers used instead of horizontal?
- Have geysers and hot water pipes been lagged?
- Are the geysers located close to the places where hot water will be used (kitchens and
bathrooms)?
To reduce embodied energy:

Have measures been taken to reuse or recycle construction waste?
- Have opportunities been created for the re-use of bricks in walls?
- Have opportunities been created for using demolition waste in fill?
- Have timber or roof structures, doors and glazing been reused?
- Has there been any use of reprocessed waste?
Before beginning the design process, make use of the checklist in this section to ensure a
structured approach to implementing energy management in new building design projects is
followed.
1.2.4 Actions for Energy Management for Existing Residential Homes &
Apartments
For an existing residential building, there are many options for energy savings that require the
participation of the owner and the occupant and those responsible for maintenance. These
household energy saving tips are adapted from
http://www.dme.gov.za/publications/cabeere_project.html (August 2002)
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• Reduce the temperature of your geyser to around 55 degrees so that you don’t
need to add too much cold water when you shower or do the dishes.
• Better still, put in a solar water heater to supplement or replace your electric geyser.
• Insulate your geyser, wrap newspapers, old blankets or insulating materials around
the geyser and the hot water pipes.
• Use a timer to switch off your geyser during low/no use periods
• It will save energy and water to have a shower not a bath….
• Try to boil only water you need instead of boiling a full pot or kettle every time.
• The size of the pot should match the size of the stove plate- this can save you up to
25% electricity while cooking.
• Remember to keep lids on the pot when you cook to conserve heat and energy.
• Always try to use appropriate cooking utensils when cooking, e.g Use pots and pans
with a flat bottom, it consumes up to 50% less energy.
• Use a hotbox when simmering food, it will save 60% energy and your food will not
burn.
• Soak beans, samp and other related dry food over night- it will save time, money
and several hours of cooking.
• Install insulation in the ceiling
• Draft proof your house
• Reduce the temperature on the heater from full heat to a comfortable level only.
• Close the windows and doors when the heater is on.
• Use the right energy for the right purposes e.g. use heaters for space heating rather
than hotplates, use electrical kettle for water heating rather than an ordinary pot on
the stove. You will save around 50% less electricity.
• Note: Electricity is good for electronic but gas is more efficient for heating and
cooking
• Use energy saving light bulbs they last much longer and uses less electricity-it pays in
the long run.
• Switch off the lights, fans, computers and other energy consuming appliances when
leaving the rooms.
• Turn off all stand-by modes every time you leave the house and before going to
bed.
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• Repair faulty and damaged energy consuming appliances, they tend to consume
more energy.
• Close the refrigerator door every time you have taken things out and also check
that the seal closes well.
• Skip the pre-wash if your clothes are not particularly dirty-this will save up to 20% of
the electricity
• Save water and electricity: wash your bed linen at 60 degrees instead of at 90
degrees, it will still be clean.
• Better still cold water wash your clothes and sun dry it
• Share your energy consumption information with your neighbours discuss your
electricity bills!
• Check you electricity or gas meter at regular intervals and take keen interest in your
energy consumption level. Note down your meter readings.
Case Study 5: The Rambler Road House, Diep River, Western Cape.
Sustainable Energy Africa conducted a water and energy retrofit for Matthew Walton at his
Rambler Road house in Diep River in October 2004. Nine conventional light bulbs were replaced
by compact fluorescents, a geyser timer was installed and an old, unused geyser switched off.
Energy readings were taken to establish an average for the months preceding the retrofit
process. The energy savings are calculated against electricity bills unit purchase post retrofit.
Greater accuracy would be achieved with measures over a longer post retrofit time period.
Preliminary results are still a useful indicator and point towards substantial savings of 42%. Details
are provided in the tables below.
Energy
Pre retrofit units/month 3 122KWh
Pre retrofit cost/month R1 218
Post retrofit units/month 1 795KWh
Post retrofit cost/month R700
Unit savings/month 1 327KWh
Rand savings/month R517.60
% Unit savings/month 42%
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% Rand savings/month 42%
Cost of retrofit R738
Payback period 6 weeks
1.3 Schools & Recreation Centres
1.3.1 Use of Energy in Schools & Recreation Centres
School energy costs are associated with the operation of a variety of equipment. School energy
end-use is very sensitive to the climate of the region. Cooling, heating and lighting usually
represent the majority of energy consumption by schools, and therefore the largest
opportunities for savings. Water heating can also be a big energy consumer for schools. Figure
13 depicts primary energy used for typical well resourced schools in temperate climates like in
South Africa. However, the majority of schools in South Africa have no air conditioning/heating
systems and are designed for natural ventilation. Schools may make use of fans in summer and
heaters in winter which can be significant energy users but lighting will remain the biggest
consumer of energy.
Community recreational facilities and sports centres typically use energy for lighting (including
field lighting), swimming pool operation, air conditioning, hot water, and general and sports-
related electrical equipment.
Miscellaneous
7% Heating
14%
Hot water
8%
Lighting
30%
Cooling
41%
Figure 13: Typical Energy Consumption Pattern in a middle to a well resourced school
1.3.2 Savings potential of Energy in Schools & Recreation Centres
Energy management for schools and recreation centres cuts energy bills, reduces annual
maintenance costs, conserves finite resources, improves indoor air quality and reduces green-
house gas emissions associated with energy generation. Every rand that is not spent on energy
could be directed back to cleaning and maintaining schools. Schools built with energy efficient
designs will cost less to operate, offering continuous savings and leaving more money for
education. New high-performance schools—designed to save energy—can cost 50% less to
operate than traditionally designed schools. Many of the same improvements that help to lower
a school’s energy consumption also serve to improve the classroom environment, removing
noisy, inefficient heating and cooling systems, inadequate lights, and ventilation systems that
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don’t restrict indoor contaminants. In fact, studies show a connection between the use of
daylighting and improved student performance. As an added bonus, teachers can
incorporate their school’s energy features into their curriculum, providing students with hands-on
learning opportunities about energy and the environment. Energy efficiency at community &
sports centres can also serve as key points for raising awareness and educating the general
public on practical energy efficiency options.
For immediate savings in existing buildings, no-cost or low-cost solutions can be implemented
and realize savings of 10% or more. Even simple changes like turning off lights and computers in
unoccupied rooms, establishing regular preventive maintenance schedules for building systems,
or turning equipment off over holiday breaks can make a significant impact on a school’s
energy bills. Installing energy-efficient options, such as improved daylighting and insulation can
lead to better learning environments. Savings from these systems are proven to typically reduce
annual utility costs by an average of 20%. By implementing energy-efficient operations and
maintenance strategies, schools & community/sports centres can generate substantial energy
cost savings, extend the life of equipment, and improve the overall physical environment in their
school facilities.
1.3.3 Energy saving options for New Schools & Recreation Centres
The best way to have an efficient building is to design and construct it that way. Over the next
few years, significant resources will be expended for new building construction and major
renovation projects in this sector. This presents an important window of opportunity to influence
the energy-efficient design and equipment specified. Because poor building shell is typically
responsible for 10%–20% of the total energy consumed in a building, focusing on this area of
design can help reduce energy consumption in the school or community buildings. The useful
life of building materials, systems, and equipment incorporated in such buildings can vary
considerably, so the building shell design will impact the first cost of the school/centre as well as
the long-term costs associated with operation, maintenance, and replacement. Many new
schools and recreation centres being built today do not consider energy efficiency in their
design. Many of these designs could be improved with little or no additional expense. This
section provides technical assistance to the public works architectural and engineering team
early in the design phase, before the plans are finalized. The savings accumulate from the first
day of operation! Resources are traditionally scarce in this sector but there are green financing
opportunities that can achieve dual aims of improved school facilities and more efficient
buildings.
1.3.4 Actions for Energy Management for Existing Schools & Recreation Centres
Substantial energy savings can be achieved from improved operation and maintenance
practices without significant capital investments. Many schools & recreation centres target their
most inefficient systems first, and then use the energy savings to fund additional capital
improvements. Schools & community/sports centres can also implement energy awareness
programs to encourage facilities staff, faculty, students or community members to change their
energy behaviour. Energy savings reminder signs are available in Appendix D.
Eskom DSM launched the first outcomes based education energy efficiency school programme
in September 2002 in Johannesburg. Known as the “Counting the Cost of Energy” programme,
teachers are supported in integrating environmental themes with their curricula, especially in
the natural sciences and technology subjects. The programme provides learners with critical
knowledge to manage their own electricity use wisely, thereby reducing costs to their
households and minimising environmental impacts. Counting the Cost of Energy was developed
in accordance with Curriculum 2005 and was piloted in 30 Gauteng schools prior to the regional
roll-out of 700 schools in Gauteng during 2003 and the national roll-out in 2004. An interactive
industrial theatre programme has been devised to introduce the Eskom DSM school programme
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to 25 schools in the Western Cape, Eastern Cape, North West, Mpumalanga and Gauteng”,
available from http://www.un.org/esa/agenda21/natlinfo/countr/safrica/energy.pdf
Case Study 6: Balebogeng School CCP Project
In October 2005 to Balebogeng School implemented the following energy interventions with
the assistance of the Tshwane Municipality and an international donor:
Lighting: After the energy audit a plan for retrofitting with appropriate technology was drawn
up. ESKOM asked for tenders from Black Economic Empowerment (BEE) companies to tender
for the retrofitting of lights at Balebogeng School. The company appointed was first trained by
ESKOM to implement the contract according to ESKOM’s specifications.
Roof insulation & painting: The insulation of the ceilings and painting of the roofs with reflective
paint can play a significant role in the reduction of energy use. The reflective paint controls
indoor temperature so that there is little need for heating or cooling. This paint can make a
difference of up to 8 Degrees Celsius. After several quotations were gathered, “Think Pink”
insulation was installed in the administration office block of the school. DMF Lighting Services, as
registered vendor administered this process.
Solar water heater: Balebogeng School makes use of a feeding scheme where meals are
served to the underprivileged learners of the school every day. Although the meals are
government subsidized, energy must still be used at the schools expense if they want to serve
hot meals. The meals are prepared and served by community members. A new washing
basin was installed in the food preparation room of the school. The company SunTank
installed a solar panel and geyser system that heats water up to 65 degrees Celsius. This
system reduced energy use for the heating of water for the food preparation that was
previously done by means of gas burners.
This project had an annual CO2 emissions reduction of ±19.698 tons (@ 0.8 kg/Kwh), a total
energy saving per year of 24 622.9 Kwh and a financial saving of R 7879.33 per annum. The total
expenditure from the ICLEI grant, excluding sponsorships was calculated at R48 480.40
The commitment and participation of the community was essential in achieving these
objectives. Community workshops were organized to introduce the project to the community
from the start.
(from Sam Mutswari – Tshwane Municipality)
1.4 Hospitals & Clinics
1.4.1 Use of Energy in Hospitals & Clinics
Energy use in hospitals is dominated by water heating and space heating/cooling (Figure 14).
General and specialized hospital electrical equipment added together also consume a high
portion of energy. Lighting is also a significant energy user. Office equipment for administration is
relatively low but offers many opportunities for improved energy efficiency. Hospitals typically
consists of administration offices, patient wards, theatres, physiotherapy departments, boiler
house and workshops, kitchen and dining halls and laundry rooms, X-ray departments and a
mortuary. Transport energy surrounding the use of a hospital is also usually significant.
Hospitals and clinics are challenged both to reduce operating costs and to improve patient
care and comfort. Health care energy costs are high and can be significantly reduced through
improved energy management. Many existing health care facilities have aging, poorly
insulated buildings that are subject to air infiltration and heat loss and gain. These buildings often
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house older equipment that consume more energy and require a higher level of maintenance
than new equipment. Rising health care costs make it difficult to prioritize the capital
investments needed to reduce energy consumption and operations and maintenance costs.
Water
Other heating
27% 28%
Office
equipme
nt
6%
Space
Lighting heating
16% 23%
Figure 14: Typical Energy Consumption in a Hospital
Benefits of Saving Energy in Hospitals & Clinics

• Hospital managers face a continual challenge meeting the core mission of the hospital
while keeping an eye on the bottom line. Facility managers are certainly aware of these
challenges and have been called upon to examine opportunities to reduce operating costs
or absorb budget cuts.
• The positive impact on the bottom line from reducing energy-related costs and increasing
productivity are simply too great to ignore. High-performance hospitals deliver superior
energy, economic and environmental performance, benefiting patients, staff and the
bottom line. As these benefits become more apparent to hospital managers, facility
managers will get the support they need.
• Healthcare is a labour-intensive industry. A physical environment that increases operational
productivity and reduces staff turnover can have a big impact on the bottom line. In
addition to providing a pleasant atmosphere, high performance building practices
contribute to employee productivity, reduced absenteeism and increased staff retention-
traits highly valued by physicians and hospital executives.
• High performance building practices can positively impact the quality and outcome of
patient care. Some hospital planners are now looking to incorporate more natural light and
improve ventilation in facilities, and the reasons have nothing to do with reducing energy
costs. Recent research has found that sunlight may ease surgical pain and contribute to
saving millions of dollars in hospital pharmacy costs; and improved ventilation can help
reduce the presence of airborne pathogens and lower the risk of infection.
Example: A 2004 study by the University of Pittsburgh showed that patients in rooms with lots of natural light
took less pain medication than equally ill patients assigned to darker rooms. This resulted in a reduction in
medication costs of 21 percent for the hospital. The patients in day lit rooms reported lower stress levels
and less pain both the day after surgery and at discharge.
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1.4.2 Savings potential of Energy in New Hospitals & Clinics
Many new hospitals and clinics being built today do not consider energy efficiency in their
design. Many of these designs could be improved with little or no additional expense. This
section provides technical assistance to the public works architectural and engineering team
early in the design phase, before the plans are finalized. The savings accumulate from the first
day of operation!
Hospital systems are finding that investing in energy savings is a great prescription for cost
containment—with fast paybacks, ongoing returns, and no compromising of patient care.
Through performance-based contracting, some are realizing savings with no upfront capital
outlay at all. Performance-based contracting enables hospitals and medical centers to use
project-related savings to pay for energy improvements. These improvements are reducing their
energy consumption and operating costs by 25% or more.
Typical energy improvements to health care facilities range from energy management systems
and high-efficiency lighting to air handling units, boilers, chillers, efficient motors, and variable
speed drives. Contracts for comprehensive performance-based retrofits are often structured to
target the most inefficient systems first, so that other capital repairs and improvements—such as
deferred maintenance, repairs to power plants, boiler or chiller housings—can be funded by
initial project savings.
Retrofitting old, inefficient systems not only reduces energy consumption and costs, but also
overall maintenance needs and related costs. In health care facilities, most maintenance work
orders are unplanned, conducted on an as-needed basis. The combination of new equipment,
scheduled maintenance, and energy management systems that provide constant monitoring
and control of energy operations helps facility managers to reduce maintenance costs.
As an added bonus, many health care facilities are finding that the same measures that reduce
their energy consumption also serve to increase patient comfort and staff productivity, and can
even improve indoor air quality. More comfortable facilities help attract patients and retain
hospital staff.
1.4.3 Energy saving options for Existing Hospitals & Clinics
Substantial energy savings can be achieved from improved operation and maintenance
practices without significant capital investments. Hospitals & clinics can target their most
inefficient systems first, and then use the energy savings to fund additional capital
improvements. Hospitals & Clinics can also implement energy awareness programs to
encourage facilities staff to change their energy behavior.
For an existing building, there are many options for energy savings that require the participation
of the building manager, the occupants and those responsible for maintenance. The building
manager/owner can make the necessary technical changes, but will need to ensure that the
occupants and maintenance staff are aware of their responsibilities for energy savings.
• Building managers/owners will have responsibility to measure & monitor energy use and
ensure the technical energy savings options are implemented. They will be required to
ensure that new and replaced electrical appliances and systems are energy-efficient.
• The hospital staff can reduce their energy use through responsible use of energy appliances
& systems.
• Maintenance staff will be required to ensure energy-using systems and equipment are
performing at optimum efficiency. The energy manager can allocate tasks to maintenance
staff or include it in performance contracts.
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Case Study 7: Heidelburg Hospital Energy Audit Reveals Potential for Energy Savings
A walk-through audit of Heidelburg Hospital in Gauteng identified a number of options for

saving energy. Opportunities in the general hospital energy equipment and systems included:
Equipment or Existing Energy efficiency opportunities

Operation
Boiler Plant
Condensate return pipes Insulate condensate return pipes to reduce heat losses
Flue gas system Install economiser to recover heat and preheat boiler
feedwater
Boiler blowdown Convert to continuous and recover heat from flash steam
Combustion & exhaust Convert to variable speed to match load variations with
fans fan energy usage
End Use of Steam
Clorifiers (steam operated) Potential to replace these with solar water heating units.
Air conditioning units
Wall type air conditioning Raise awareness of efficient use of these, e.g. close doors
units and windows when air conditioner is operating.
For lighting saving options included:

• replacement of existing lights with energy efficient ones
• switching off lights when they are not needed, e.g. toilets and offices when no one is
using them.
The cost-benefits analysis of these measures is under way. Initial energy saving estimates are as
follows:
1. Preliminary estimated electrical energy reduction 128 MWh/yr

2. Preliminary estimated percentage savings of energy 15%
3. Preliminary estimated electrical power reduction 9.4 kW
4. Preliminary estimated greenhouse gas (CO2) reduction 123.2 ton/yr
2. Energy Management Checklists
Section B is a compilation of checklists designed to improve sustainable energy management in

public buildings. The checklists cover a number of building categories including offices,
residences, schools, community halls and community sports centres, and hospitals and clinics.
Different aspects of buildings are covered, among them building layout, building insulation,
lighting infrastructure, and infrastructure for heating, cooling and ventilation.
The checklist contained here is for the normal case of building use. Special uses of the buildings,
for example rooms with special climates such as those used as science laboratories, would
require special interventions, although the basic principles remain the same, that is, minimising
energy use, maximising energy efficiency, and where an energy supply is necessary, effort
made to use sustainable energy sources. This approach is outlined in figure 1: ‘Turning energy
consumption on its head’, in section A of this guide.
The answers should be guided by the items in the ‘Ideal Status’ column, which notes the
qualities of an ideal building. The ‘Best Practices’ column has specific examples of aspects of a
more ideal building in terms of energy management. In answering the questions, with a sad
face ‘’ means the building is not close to the ideal status, ‘’ means that the building shows
some of the required characteristics, but lacks others. ‘☺’ means the building has many of the
required characteristics. The comments column allows problems and possible improvements to
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be suggested. Comments can be used for continuous improvement, even in the case where a
particular characteristic of a building is a ‘☺’.
The checklists are to be used by different types of users, including the developer, the
renovator/retrofitter, maintenance staff and building users.
List of Checklists contained in the following pages of this section:
- Checklists for an office building
- Checklists for house/apartment block
- Checklists for school & community/sports centre
- Checklists for hospitals/clinics
For each type of building, the review/checklist looks at the embodied energy and the
operational energy. The operational energy review/checklist looks into the following categories:
- passive solar qualities,
- efficient lighting,
- water heating,
- cooking,
- other appliances, and
- renewable energy generation.
The relative contribution of each aspect of a building to energy sustainability varies according
to the type of building.
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2.1 Office Building Checklist

Type of Building: Office Building Building Aspect: Embodied Energy
Note: embodied energy of buildings in Southern African climates is often equivalent to operating energy
over entire building lifetime.
Checklist Point Response Best Practices Comments
1. Is it possible to adapt or -Renovation and re-use of existing buildings – e.g. old factory shells, Decisions here need to consider that
renovate an existing
houses etc. old buildings may have poor thermal
building instead of performance which would increase
constructing a new one? operating energy.
☺
2. Are the materials used -Preferential selection of materials that are sourced and/or
in the construction of the
manufactured near the building site.
building sourced locally
where feasible? -Use of available on-site raw materials – e.g. sand, rock, wood
(including for landscaping).
☺
3. Can recycled materials -Substantial use of recycle materials such as timber beams or It is seldom that some element of
be used in parts of the
flooring, windows, doors, and bricks with recycled content. Typically recycled materials cannot be
building? at least 10% of building material can be recycled content, and 50% included in new buildings (e.g.
has been achieved in ‘green’ commercial buildings. reconditioned Oregon timbers, SABS
approved bricks with recycled
☺ content, etc).
4. Are the materials used Minimise use of materials with high embodied energy: aluminium*, * - the use of aluminium is debatable
in the building low in
steel, zinc, plastics etc. – although it has high embodied
embodied energy? energy, it has very low maintenance
Maximise use of materials with low embodied energy: tiles, clay
brick, local timber, recycled aluminium, steel, other recycled
requirements and is highly recyclable
after building demolition.
materials, etc.
☺
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Type of Building: Office Building Building Aspect: Access to Transport Services

1. Is the site accessible to -Building position chosen so within easy walking distance of Employees will consume one tenth the
the public transport
public transport system. energy by taking a train to work, and
system? about one quarter taking a bus, compared
with single occupant private vehicle.
☺
2. Is the site as close as -Locate building within walking or cycling distance of living
possible to the homes of
areas of bulk of existing or potential employees.
workers in the building?

☺
3. Does the building -Reserve space for bicycle parking at work, and supply
accommodate
bicycle lock-up infrastructure.
employees cycling to
work? - Consider cycling- and walking-friendly infrastructure in
building site choice (e.g. cycle-lanes, sidewalks).
☺ - Provide showers for cycling employees.
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REDUCING THE OPERATING ENERGY OF BUILDINGS

TARGET: Efficient design of office buildings should result in operating electricity consumption below 150kWh/m2/year. A small, efficient office can
achieve 50kWh/m2/year or less through considering efficiency in design and operation. An office building that has ignored efficiency will typically
consume at least 300kWh/m2/year, and 600kWh/m2/year or more is not uncommon.
Type of Building: Office Building Building Aspect: Efficient Heating, Ventilation and Cooling (HVAC) via Passive Solar Design
1. Building concept - does the overall Preference for smaller, low-rise building units (large, hi-rise, monolithic buildings
building bulk and concept allow for
significantly limit the ability to utilise solar gain to warm the building, and the use
adequate passive solar design? of natural ventilation, as well as reducing daylighting potential substantially).

☺
2. Orientation – is the north-facing Maximum north-facing building area, with windows on north face, and
building aspect maximised to take
relatively ‘shallow’ internal spaces (i.e. reducing the internal area not under the
advantage of solar gain? influence of solar gain).

☺
3. Window shading/overhangs – does Roof or other shading over windows exposed to significant sunshine is designed
window shading angle protect from
and positioned to shade out the higher summer sun but allow in the lower
summer sun but allow in winter sun? winter sun (a good rule of thumb is that at midday on the equinoxes the
shading should be midway on the height of the window).
Adjustable or removable shading installed to enable full solar exposure in winter
and full shading in summer (internal blinds can perform this function to some
extent).
☺ Planting of deciduous trees (e.g. vines) to shade windows in summer and allow
sunshine through in winter.
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Type of Building: Office Building Building Aspect: Efficient Heating, Ventilation and Cooling (HVAC) via Passive Solar Design (contd.)
4. Window area balancing – does Window area based on thermal modelling – avoid extremes of ‘glass Daylighting also needs to
window area balance ability to
fascade’ and minimal fenestration. be considered when
draw on solar warmth but not assessing window area
compromise building thermal (dealt with later)
envelope (ability to maintain
internal temperatures)? ☺
5. Thermal envelope – does the Thermal envelope optimised, considering the following factors (typically
building thermal envelope
best done via thermal modelling):
adequately maintain internal
- roof well insulated - ceiling as well as internal insulation with high
‘coolth’ in summer and warmth in thermal resistivity (preferably >2.0 m2.oC/W) (and roof light in
winter?
colour to reduce heat gain).
☺ - wall thermal resistivity high – e.g. double skin brick with airgap,
added insulation in airgap, insulated block wall.
- balancing window area to enable suitable solar gain and
daylighting without compromising thermal envelope (see earlier).
- low emissivity glass or double-glazing to allow solar gain and
daylighting yet significantly reduce heat or coolth loss through
windows
- excessive air leakage through doors, windows minimised through
tight fit or use of weather strips
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Type of Building: Office Building Building Aspect: Efficient Heating, Ventilation and Cooling (HVAC) via Passive Solar Design (contd.)
6. Thermal mass – does the Building materials used which ‘hold’ heat or coolth to help maintain
building use thermal mass to
internal temperatures, such as concrete slab or brick (or sometimes a water
maintain internal temperatures to mass is used for this purpose) – used in conjunction with solar gain
best advantage? considerations - sun shines directly onto thermal mass in winter (effective
thermal mass is best assessed using thermal modelling software).
☺
7. Natural ventilation – does the - Opening windows with adjustable settings able to be controlled by
building specifically use natural
users and adjusted for different temperatures and wind conditions.
ventilation in the HVAC design?
- Natural thermal ventilators installed to expel hot air from internal
spaces during summer (e.g. ‘whirlybird’ or ‘mushroom’ ventilators) –
these should be adjustable so they can be deactivated in winter.
☺ - Air vents positioned to draw air from cool, shaded external spaces
during summer (used in conjunction with ventilators to expel hot
air).
Notes:
• In warmer climates ‘flushing’ of internal spaced with cool nightime air in summer is worth considering (used in combination with thermal mass).
• Trombe walls and ‘rock heat/coolth stores’ (i.e. dedicated thermal mass) are feasible in some circumstances, but are generally not considered
core aspects of passive solar design in the Western Cape due to their limited cost-effectiveness.
• Solar under-floor heating is usually not appropriate in the Western Cape because there is little sunshine when the heating is most needed - during
cloudy winter days. This is more suited to areas with sunny winters.
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Type of Building: Office Building Building Aspect: Active Heating, Ventilation and Cooling (HVAC)
1. Is use of active HVAC (see passive solar design checklist earlier)
system energy
requirement minimised
through passive solar
design? ☺
2. Is HVAC system Use economiser – AHUs (air handling units) maximise use of outdoor
efficiently designed? air.

Variable speed drives for AHU fans, chiller compressors and cooling
☺
tower pumps.
Use of heat pumps in place of resistive heaters where feasible.
* - evaporative cooling is often not
Use of cool/warm air outputs from one process as input to another
adequate in the Western Cape as
process and visa versa (e.g. use cool air from boiler heat pumps as
the air is often relatively humid (it is
input to HVAC system)
however effective in hot, dry
Water re-use on cooling towers. climates).
System is carefully commissioned to optimise operational efficiency.
Consider use of evaporative coolers* in suitable circumstances.
3. Is user behaviour Decentralised control for different zones, and easily adjustable
optimised in HVAC system thermostat settings by individual users.
design?
Timers to switch off HVAC outside working hours (7 day timers
preferable to take weekends into account, or part of BMS – building
management system).
☺
4. Is HVAC system regularly Regular maintenance programme in place for filters,
maintained? condenser/evaporator coils, leak checking, and pipe insulation
checking.
☺
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Type of Building: Office Building Building Aspect: Lighting

1. Is daylighting Use of windows, skylights, clerestoreys, ’light wells’, glass Daylighting percentages of 30% are
maximised in building bricks etc such that daylight penetrates maximum considered easily achievable in most buildings.
design? internal spaces. Some smaller offices have achieved over 90%.
☺ Building designed with minimum deep spaces (difficult for

daylight to reach).
2. Is lighting system -Use Fluorescent and compact fluorescent lighting (CFL)
(minimise the use of incandescent lights).
Inefficient lighting adds significantly to the heat
energy efficient? loads of buildings – increasing the HVAC
cooling energy required.
-Fluorescent lights use efficient tubes with electronic ballasts.
‘Fluorsave’ or equivalent fluorescent energy saving system

☺ installed.
-Use LED lighting where suitable, such as for outdoor signage.
-Use CFLs or LEDs for indoor downlighters (or, at very least, use
efficient halogen downlighters).
- Use efficient luminaries for all light fittings (distribute light

effectively).
-Use metal halide, sodium or halogen lamps for outside spot

lights.
- Decorative/display lighting (where necessary) uses LEDs

wherever possible.
3. Are the building’s - Light switchs are decentralised, and control small,
light switches functional spaces.
accessible to users?
☺
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Type of Building: Office Building Building Aspect: Lighting (cont)

4. Is the lighting in the -Install timers to turn lights off when building is not in use (7-day
timers necessary to account for weekends – but needs user
building only in use
when required? friendly ‘override’ function).
-Install occupancy sensors to determine if building areas are in

☺ use and switch lights accordingly.
-Have light- and motion-sensitive switch for outside lighting
-Building users and security to use lighting only as necessary

(behavioural training)
- Install intelligent lighting controls to adjust artificial lighting

according to changes in daylighting intensity.
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Type of Building: Office Building Building Aspect: Water heating services

1. Is solar energy used Solar water heaters used for all hot water requirements (with standard Building layout can result in
to heat water? electrical backup). the use of solar water heaters
not being feasible, or feasible
Timers used in conjunction with solar water heaters (to avoid electrical
backup ‘kicking in’ before solar energy starts peaking)
only for hot water in selected
parts of the building.
☺
2. Is the building’s - Use heat pumps rather than resistive heating (for substantial water heating
requirements).
water heating system
as efficient as possible?
-Water pipes between water heater and point of water use should be as short as
possible.
- Set hot water cylinder temp to 55 deg (can’t be lower than 50 deg – legionaries
☺ disease)
-Install geyser timer to prevent unnecessary water heating and high ‘standing losses’,
as well as unnecessary heating at times when there is no use of the water (weekends)
– a 7-day timer may be necessary for this purpose.
-Insulate hot water pipes well between water heater and point-of-use – pay
particular attention to where water pipes leave heating cylinder.
-Wrap thermal insulation (blanket) around hot water cylinder where applicable
(many modern cylinders are well insulated so don’t need additional blanket).
-Use instant water heaters in kitchens.
- Use insulated urns for tea/coffee (e.g. hydroboil)
-Check geyser for element calcification and maintain as required.
Page 43 of 106
Type of Building: Office Building Building Aspect: Water heating services (cont)
3. Is the hot water -Use efficient shower heads to reduce the required amount of hot water.
requirement of the
building minimised? - Install aerators/flow reducers on hot water taps.
- Don’t install hot water taps in toilet hand basins.
☺ -Have regular inspection of water taps for leaks.
-Hot/cold settings on mixer taps should be clearly marked (to avoid having
to run taps to determine ‘hot’ setting).
Page 44 of 106
Type of Building: Office Building Building Aspect: Kitchen energy efficiency

1. Is the cooking -Use ‘hotboxes’ for cooking rice, beans, stews etc where feasible.
energy-efficient?
-Ovens are energy efficient (green procurement)
-Use undamaged cooking pots, pans etc (flat base for maximum
☺ cooking efficiency).
2 Are refrigerators as -Purchase an efficient refrigerator (see energy efficiency label where
efficient as possible? available).
- Avoid purchasing larger units than required.
-Set refrigerator temperature correctly.
-Ensure all door seals in good order.
☺ -Check refrigerant gas charge periodically.
-Clean condenser coils periodically.
-Ensure space for air flow behind 'moveable' fridge units.
3 Is other kitchen Extractor fans have ‘delay-off’ switch installed to avoid being left on
equipment efficient? unnecessarily, or intelligent, variable speed extractors installed.
Dish/glasswashers are energy efficient models (green procurement).
☺ Dish/glasswashers are switched off in evenings (often have hot water

storage which keeps water hot in preparation for washing).
Page 45 of 106
Type of Building: Office Building Building Aspect: General office equipment and appliances
1. Are appliances - Appliance purchase considers energy efficiency (green
efficient? procurement)
-Computers, copiers etc have time activated sleep/standby

mode, and this setting is activated.
☺
2. Do staff use -Information distributed to staff regarding switching off of
equipment efficiently? appliances, and periodic monitoring.
- Appliances on ‘standby’ mode are switched off when not to
be used for period of time (e.g. nighttime or weekends)
☺
Page 46 of 106
Type of Building: Office Building Building Aspect: Renewable Energy Generation or Backup System
1. Are there -Install a grid-connected solar photovoltaic electricity Renewable electricity is currently more
opportunities for generation system. expensive than normal ‘grid’ electricity, but
renewable energy to -Install a grid-connected wind electricity generator*.
is clean and has important demonstration
provide a portion of value.
building electricity ☺ * - although it is better to have the
supply?
generator on as high a mast as possible for
maximum wind speed, local area
constraints may limit the height of mast that
can be used.
2. Does the backup -Have a biofuel powered backup electricity generator Biodiesel is the most widely available fuel,
generator use a instead of a diesel or petrol one. and is easily interchangeable with normal
cleaner, renewable diesel. Ethanol may become more
energy source? available in future.
☺
Page 47 of 106
Type of Building: Office Building Building Aspect: General Energy Management

1. Is effective energy - A suitably senior staff member (e.g. building manager) is
management formally designated as being responsible for energy
institutionalised in the management, and included in the job description.
organisation/building?
☺ - An energy management policy/strategy is developed.
2. Is a Building Energy BMS installed to schedule loads and promote efficiency,

Management System including:
(BMS) installed? - Shedding HVAC or water heating loads to limit peak
☺ - Switching off lighting circuits when not needed
- Switching off water heating over weekends, holidays
- HVAC optimising via temperature monitoring
3. Do staff contribute to - Develop and disseminate relevant information to staff, hold
the energy efficiency seminars etc.
of the building in their
behaviour? - Set targets for efficiency, monitor performance, and have
accessible visual displays to track progress.
☺ - Regular reportbacks to staff.
Page 48 of 106
2.2 Residential/Household Checklists
Type of Building: House/ apartment Building Aspect: Embodied Energy

block
1. Is it possible to adapt or -Renovation and re-use of existing buildings. Decisions here need to consider that
old buildings may have poor thermal
☺
(including for gardens/landscaping).
☺ - On-site brick-making.
building? at least 10% of building material can be recycled content. included in new buildings (e.g.
reconditioned Oregon timbers, SABS
☺ content, etc).
brick, sun-baked clay brick, low cement content brick, local timber,
recycled aluminium, recycled steel, other recycled materials, etc.
☺
Page 49 of 106
Type of Building: House/ apartment Building Aspect: Access to Transport Services

block
1. Is the site accessible to -Position chosen so within easy walking distance of public Employees will consume one tenth the
transport system. energy by taking a train to work, and
system? about one quarter taking a bus, compared
with single occupant private vehicle.
☺
2. Is the site as close as -Locate building within walking or cycling distance of
possible to areas of
potential employment areas.
employment?

☺
Page 50 of 106

TARGET: Efficient mid-income house should use no more than 10kWh/day, although figures upwards of 30kWh/day are common where efficiency
has been ignored.
Type of Building: House/ apartment block Building Aspect: Efficient Heating and Cooling via Passive Solar Design
1. Building concept - does the overall Preference for smaller, low-rise apartment building units, (large, hi-rise,
monolithic buildings significantly limit the ability to utilise solar gain to warm the
adequate passive solar design? building, and reduce daylighting potential substantially), or houses laid out such
that solar gain and daylight can penetrate throughout.
☺

☺
shading should be midway along the height of the window).
☺ and full shading in summer (internal blinds can perform this function to some
extent).
Planting of deciduous trees (e.g. vines) to shade windows in summer and allow
Page 51 of 106
Type of Building: House/ apartment Building Aspect: Efficient Heating, Ventilation and Cooling (HVAC) via Passive Solar Design (contd.)
block
4. Window area balancing – does Window area based on thermal modelling – avoid extremes of ‘glass facade’ Daylighting
window area balance ability to draw
and minimal fenestration. also needs to
on solar warmth but not compromise be considered
building thermal envelope (ability to when assessing
maintain internal temperatures)? window area
☺ (dealt with
later)
5. Thermal envelope – does the Thermal envelope optimised, considering the following factors (typically best
done via thermal modelling):
adequately maintain internal ‘coolth’
in summer and warmth in winter? thermal resistivity (preferably >2.0 m2.oC/W) (and roof light in colour to
reduce heat gain).
☺ - wall thermal resistivity high – e.g. double skin brick with airgap, added
insulation in airgap, insulated block wall, timber with insulation and
internal cladding.
- balancing window area to enable suitable solar gain and daylighting
without compromising thermal envelope (see earlier).
windows.
- excessive air leakage through doors, windows minimised through tight
fit or use of weather strips.
Page 52 of 106
Type of Building: House/ apartment Building Aspect: Efficient Heating, Ventilation and Cooling (HVAC) via Passive Solar Design (contd.)
block
6. Thermal mass – does the building Building materials used which ‘hold’ heat or coolth to help maintain internal
use thermal mass to maintain internal
temperatures, such as concrete slab or brick – used in conjunction with solar
temperatures to best advantage? gain considerations - sun shines directly onto thermal mass in winter (effective
Notes:
Page 53 of 106
Type of Building: House/ apartment Building Aspect: Lighting

block
1. Is daylighting Use of windows, skylights, ’light wells’, glass bricks etc such
maximised in building that daylight penetrates maximum internal spaces.
design? Designed with minimum deep spaces (difficult for
☺ daylight to reach).
2. Is lighting system -Use compact fluorescent lighting (CFL) (minimise the use of
incandescent lights).
energy efficient?
-Use CFLs or LEDs for indoor downlighters (or, at very least, use
efficient halogen downlighters).
☺ - Use efficient luminaries for all light fittings (distribute light
effectively).
3. Is the lighting in the - -Install occupancy sensors to determine if building areas are in
use and switch lights accordingly.
when required? -Have light- and motion-sensitive switch for outside lighting
Page 54 of 106
Type of Building: House/ apartment Building Aspect: Water heating services

block
1. Is solar energy used Solar water heaters used for all hot water requirements (with standard
to heat water? electrical backup).
Solar water cylinder positioned in apex of roof so external heating panel can
be placed at lower level on roof (+300mm below cylinder) for effective
thermo-siphon.
☺ Timers used in conjunction with solar water heaters (to avoid electrical backup
‘kicking in’ before solar energy starts peaking)
2. Is the building’s -Water pipes between water heater and point of water use should be as short
water heating system as possible.
- Set hot water cylinder temp to 55 deg (can’t be lower than 50 deg –
legionaries disease)
☺ -Install geyser timer to prevent unnecessary water heating and high ‘standing
losses’.
-Wrap thermal insulation (blanket) around hot water cylinder where
applicable (many modern cylinders are well insulated so don’t need
additional blanket).
-Use instant water heaters in kitchens, and potentially for bath/shower.
requirement
minimised? - Install aerators/flow reducers on hot water taps.
-Have regular inspection of water taps for leaks.
☺
Page 55 of 106
Type of Building: House/ apartment Building Aspect: Household appliance energy efficiency
block
energy-efficient?
-Ovens are energy efficient
-Use undamaged cooking pots, pans etc (flat base for maximum cooking efficiency).
☺
2 Are refrigerators as -Purchase an efficient refrigerator (see energy efficiency label where available).
efficient as possible?

-Check refrigerant gas charge periodically.
☺ -Clean condenser coils periodically.
-Ensure space for air flow behind fridge units.
3 Are other appliances Dishwashers are energy efficient models.

efficient?
Computers have sleep/standby mode, and settings are activated.
Washing machine is horizontal axis and efficient.
☺
Aircon unit (where needed) are energy efficient, or have efficient settings.
4. Is appliance Appliances with standby modes are switched off or unplugged when not required for
‘standby’ energy use extended periods – e.g. overnight (cellphone chargers, TV, decoders etc).
minimised?
☺
Page 56 of 106
Type of Building: House/ apartment Building Aspect: Renewable Energy Generation or Backup System
block
supply?
can be used.
Page 57 of 106
2.3 School & Community/Sports Centre Checklists

Type of Building: School & Building Aspect: Embodied Energy
Community/Sports Centre

☺
☺ - On site brick-making.
flooring, windows, doors, and bricks with recycled content. recycled materials cannot be
building? Typically at least 10% of building material can be recycled content, included in new buildings (e.g.
and 50% has been achieved in ‘green’ buildings. reconditioned Oregon timbers, SABS
☺ content, etc).
Page 58 of 106
Type of Building: School & Building Aspect: Embodied Energy (cont)


brick, local timber, brick with low cement content, sun-baked brick,
recycled aluminium, recycled steel, other recycled materials, etc.
☺
Type of Building: School & Building Aspect: Access to Transport Services

1. Is the site accessible to -Building position chosen so within easy walking distance of
public transport system.
system?

☺
2. Does the building -Reserve space for bicycle parking, and supply bicycle lock-
accommodate cyclists?
up infrastructure.
- Consider cycling- and walking-friendly infrastructure in

building site choice (e.g. cycle-lanes, sidewalks).
☺ - Provide showers for cyclists.
Page 59 of 106
Type of Building: School & Community/Sports Centre Building Aspect: Efficient Heating, Ventilation and Cooling via Passive Solar Design
1. Building concept - does the overall Preference for smaller, low-rise buildings laid out such that solar gain and
daylight can penetrate throughout.
adequate passive solar design?

☺

☺
shading should be midway on the height of the window).
Adjustable or removable shading installed to enable full solar exposure in
☺ winter and full shading in summer (internal blinds can perform this function to
some extent).
Planting of deciduous trees (e.g. vines) to shade windows in summer and allow
Page 60 of 106
Type of Building: School & Building Aspect: Efficient Heating, Ventilation and Cooling via Passive Solar Design (contd.)
4. Window area balancing – does Window area avoids extremes of ‘glass facade’ and minimal fenestration Daylighting also
(can fine-tune optimum window area via thermal modelling). needs to be
on solar warmth but not compromise considered when
building thermal envelope (ability to assessing window
maintain internal temperatures)? area (dealt with
☺ later)
5. Thermal envelope – does the Thermal envelope optimised, considering the following factors (typically
best done via thermal modelling):
in summer and warmth in winter? thermal resistivity (preferably >2.0 m2.oC/W) (and roof light in colour
to reduce heat gain).
added insulation in airgap, insulated block wall, timber with
insulation and inner cladding.
windows
Page 61 of 106
Type of Building: School & Building Aspect: Efficient Heating, Ventilation and Cooling via Passive Solar Design (contd.)
6. Thermal mass – does the building Building materials used which ‘hold’ heat or coolth to help maintain
internal temperatures, such as concrete slab or brick (or sometimes a
temperatures to best advantage? water mass is used for this purpose) – used in conjunction with solar gain
considerations - sun shines directly onto thermal mass in winter (effective
☺
during summer (used in conjunction with ventilators to expel hot
air).
Notes:
Page 62 of 106
Type of Building: School & Building Aspect: Lighting

1. Is daylighting Use of windows, skylights, clerestoreys, ’light wells’, glass bricks etc Daylighting percentages of 30% are
maximised in building such that daylight penetrates maximum internal spaces. considered easily achievable in most
design? Building designed with minimum deep spaces (difficult for daylight
buildings, and over 50% should be easily
attainable in schools/community/sports
☺ to reach).
centres.
2. Is lighting system -Use Fluorescent and compact fluorescent lighting (CFL) (minimise the use
of incandescent lights).
energy efficient?
‘Fluorsave’ or equivalent fluorescent energy saving system installed.

☺ -Use LED lighting where suitable, such as for outdoor signage.
-Use CFLs or LEDs for indoor downlighters (or, at very least, use efficient
halogen downlighters).
- Use efficient luminaries for all light fittings (distribute light effectively).
-Use metal halide, sodium or halogen lamps for outside spot lights.
3. Are the building’s - Light switchs are decentralised, and control small, functional
light switches spaces.
☺
4. Is the lighting in the -Install occupancy sensors to determine if building areas are in use and
switch lights accordingly.
-Building users and security to use lighting only as necessary (behavioural

☺ training)
Page 63 of 106
Type of Building: School & Building Aspect: Water heating services

1. Is solar energy used Solar water heaters used for all hot water requirements (with standard electrical
to heat water? backup).
Timers used in conjunction with solar water heaters (to avoid electrical backup
‘kicking in’ before solar energy starts peaking)
☺ Solar energy used for heating pools, or for pre-heating water for heat pumps
where year-round heating is required.
2. Is the building’s -Water pipes between water heater and point of water use should be as short as
water heating system possible.
- Set hot water cylinder temp to 55 deg (can’t be lower than 50 deg – legionaries
disease)
☺ -Install geyser timer to prevent unnecessary water heating and high ‘standing
losses’, as well as unnecessary heating at times when there is no use of the water
(weekends) – a 7-day timer may be necessary for this purpose.
-Wrap thermal insulation (blanket) around hot water cylinder where applicable
(many modern cylinders are well insulated so don’t need additional blanket).
-Use instant water heaters in kitchens.
Page 64 of 106
Type of Building: School & Building Aspect: Water heating services (cont)
requirement of the
- Don’t install hot water taps in toilet hand basins.
☺ -Have regular inspection of water taps for leaks.
-Hot/cold settings on mixer taps should be clearly marked (to avoid having to run
taps to determine ‘hot’ setting).
Page 65 of 106
Type of Building: School & Building Aspect: Kitchen energy efficiency

1. Is the cooking -Use ‘hotboxes’ for cooking rice, beans, stews etc where
energy-efficient? feasible.
☺ -Use undamaged cooking pots, pans etc (flat base for

maximum cooking efficiency).
2 Are refrigerators as -Purchase an efficient refrigerator (see energy efficiency label

efficient as possible? where available).
☺ -Check refrigerant gas charge periodically.
Page 66 of 106
Type of Building: School & Building Aspect: General office equipment and appliances

☺
☺
Page 67 of 106
Type of Building: School & Building Aspect: Renewable Energy Generation or Backup System
supply?
can be used.
☺
Page 68 of 106
Type of Building: School & Building Aspect: General Energy Management

1. Is effective energy - A suitably senior staff member (building manager) is formally
management designated as being responsible for energy management,
institutionalised in the and this is included in the job description.
☺ - An energy management policy/strategy is developed.

Page 69 of 106
2.4 Hospital/Clinic Checklists
Type of Building: Hospital/Clinic Building Aspect: Embodied Energy

☺
☺
building? at least 10% of building material can be recycled content. included in new buildings (e.g.
reconditioned Oregon timbers, SABS
☺ content, etc).
brick, local timber, recycled aluminium, recycled steel, other
recycled materials, etc.
☺
Page 70 of 106
Type of Building: Hospital/Clinic Building Aspect: Access to Transport Services

1. Is the site accessible to -Building position chosen so within easy walking distance of
public transport system.
system?

☺
Page 71 of 106
Type of Building: Hospital/Clinic Building Aspect: Efficient Heating, Ventilation and Cooling (HVAC) via Passive Solar Design
1. Building concept - does the overall Preference for smaller, low-rise building units (large, hi-rise, monolithic buildings
significantly limit the ability to utilise solar gain to warm the building, and
adequate passive solar design? reduces daylighting potential substantially).

☺

☺
shading should be midway along the height of the window).
☺ and full shading in summer (internal blinds can perform this function to some
extent).
Page 72 of 106
Type of Building: Hospital/Clinic Building Aspect: Efficient Heating, Ventilation and Cooling (HVAC) via Passive Solar Design (contd.)
4. Window area balancing – does Window area based on thermal modelling – avoid extremes of ‘glass Daylighting also
fascade’ and minimal fenestration. needs to be
on solar warmth but not compromise considered
building thermal envelope (ability to when assessing
maintain internal temperatures)? window area
☺ (dealt with later)
5. Thermal envelope – does the Thermal envelope optimised, considering the following factors (typically best
done via thermal modelling):
in summer and warmth in winter? thermal resistivity (preferably >2.0 m2.oC/W) (and roof light in colour
to reduce heat gain).
added insulation in airgap, insulated block wall.
windows
Page 73 of 106
Type of Building: Hospital/Clinic Building Aspect: Efficient Heating, Ventilation and Cooling (HVAC) via Passive Solar Design (contd.)
6. Thermal mass – does the building Building materials used which ‘hold’ heat or coolth to help maintain internal
temperatures, such as concrete slab or brick (or sometimes a water mass is
temperatures to best advantage? used for this purpose) – used in conjunction with solar gain considerations -
sun shines directly onto thermal mass in winter (effective thermal mass is best
assessed using thermal modelling software).
☺
during summer (used in conjunction with ventilators to expel hot air).
Notes:
Page 74 of 106
Type of Building: Hospital/Clinic Building Aspect: Active Heating, Ventilation and Cooling (HVAC)
1. Is use of active HVAC (see passive solar design checklist earlier)
system energy
requirement minimised
through passive solar
design? ☺
2. Is HVAC system Ensure HVAC system is not oversized.
efficiently designed?
Use economiser – AHUs (air handling units) maximise use of outdoor air.
☺ Variable speed drives for AHU fans, chiller compressors and cooling tower pumps. * - evaporative cooling
is often not adequate in
Use of heat pumps in place of resistive heaters where feasible.
the Western Cape as
Synergistic HVAC/water/steam heating system design - use of cool/warm air the air is often relatively
outputs from one process as input to another process and visa versa (e.g. use cool humid (it is however
air from boiler heat pumps as input to HVAC system, or HVAC warm expelled air effective in hot, dry
used as pre-heat for water heating system) climates).
Water re-use on cooling towers.
System is carefully commissioned to optimise operational efficiency.
Consider use of evaporative coolers* in suitable circumstances.
3. Is user behaviour Decentralised control for different zones, and easily adjustable thermostat settings
optimised in HVAC system by individual users, or disaggregated monitoring of individual zones and automatic
design? adjustment.

☺
4. Is HVAC system regularly Regular maintenance programme in place for filters, condenser/evaporator coils,
maintained? leak checking, and pipe insulation checking.

☺
Page 75 of 106
Type of Building: Hospital/Clinic Building Aspect: Lighting

1. Is daylighting Use of windows, skylights, clerestoreys, ’light wells’, glass bricks etc Daylighting percentages of 30% are
maximised in building such that daylight penetrates maximum internal spaces. considered easily achievable in most
design? Building designed with minimum deep spaces (difficult for daylight to
buildings.
☺ reach).
2. Is lighting system -Use Fluorescent and compact fluorescent lighting (CFL) (minimise the use of
incandescent lights).
Inefficient lighting adds significantly
energy efficient? to the heat loads of buildings –
increasing the HVAC cooling energy
required.
‘Fluorsave’ or equivalent fluorescent energy saving system installed.
☺ -Use LED lighting where suitable, such as for outdoor signage.
-Use CFLs or LEDs for indoor downlighters (or, at very least, use efficient
halogen downlighters).
- Use efficient luminaries for all light fittings (distribute light effectively).
-Use metal halide, sodium or halogen lamps for outside spot lights.
3. Are the building’s - Light switches are decentralised, and control small, functional
light switches spaces.
☺
4. Is the lighting in the -Install occupancy sensors to determine if building areas are in use and
switch lights accordingly.
-Building users and security to use lighting only as necessary (behavioural

☺ training)
- Install intelligent lighting controls to adjust artificial lighting according to

changes in daylighting intensity.
Page 76 of 106
Type of Building: Hospital/Clinic Building Aspect: Water heating services

1. Is solar energy used Solar water heaters used for all hot water requirements (with standard electrical Building layout can result
to heat water? backup) or as pre-heat to bulk heating system. in the use of solar water
heaters not being
feasible, or feasible only
for hot water in selected
☺ parts of the building.
2. Is the building’s - Use heat pumps rather than resistive heating.

water heating system
-Water pipes between water heater and point of water use should be as short as
possible.
- Set hot water system temp to deliver minimum temperature necessary for end
☺ user (can’t be lower than 50 deg – legionaries disease)

-Ensure hot water cylinders are well insulated to minimise standing losses.
-Check geyser for element calcification and maintain as required.
requirement of the
-Have regular inspection of water system and taps for leaks.
☺ -Hot/cold settings on mixer taps should be clearly marked (to avoid having to run
taps to determine ‘hot’ setting).
Page 77 of 106
Type of Building: Hospital/Clinic Building Aspect: Kitchen & laundry energy efficiency
energy-efficient?
-Use undamaged cooking pots, pans etc (flat base for maximum cooking
☺ efficiency).
2 Are refrigerators - Ensure refrigeration room is well insulated

/freezers as efficient as
- Condenser pipes well insulated and adequate air flow around consers
possible?
- Ensure fridge/freezer sizes correspond to needs (not oversized).
-Set refrigerator/freezer temperature correctly.
☺ -Fridge curtain used.
-Check refrigerant gas charge periodically.
-Automatic lighting in fridge/freezer rooms to ensure lights not on unnecessarily.
Page 78 of 106
Type of Building: Hospital/Clinic Building Aspect: Kitchen & laundry energy efficiency (cont)
3 Is other kitchen Extractor fans have ‘delay-off’ switch installed to avoid being left on
equipment efficient? unnecessarily, or intelligent, variable speed extractors installed.
Dish/glasswashers are energy efficient models (green procurement).
☺ Dish/glasswashers are switched off in evenings (often have hot water storage
which keeps water hot in preparation for washing).
4 Is laundry equipment Washing machines are energy and water efficient (green procurement).
efficient?
Machines use ‘last rinse’ water from previous cycle for ‘first rinse’ of current cycle.

☺
Page 79 of 106
Type of Building: Hospital/Clinic Building Aspect: General office equipment and appliances

☺
☺
Page 80 of 106
Type of Building: Hospital/Clinic Building Aspect: Renewable Energy Generation or Backup System
supply?
can be used.
☺
Page 81 of 106
Type of Building: Hospital/Clinic Building Aspect: General Energy Management

1. Is effective energy - A suitably senior staff member is formally designated as
management being responsible for energy management.
institutionalised in the - An energy management policy/strategy is developed.
☺
2. Is a Building Energy BMS installed to schedule loads and promote efficiency,
Management System including:
(BMS) installed? - Shedding HVAC or water heating loads to limit peak
☺ - HVAC optimising via temperature monitoring
Page 82 of 106
SECTION C: TOOLS & TIPS TO HELP IMPLEMENT YOUR

ENERGY ACTIONS
1. Introduction
Energy saving in buildings will be achieved through a combination of technological and

behavioural interventions. This section will look at these energy savings interventions and ways
to support and finance them. It will explore approaches to, and resources for, training and
awareness raising amongst building stakeholders (including owners, managers, users/occupants
and maintenance staff). Some direction in terms of sourcing products and technologies will also
be provided. An overview on conducting an energy audit of a building, the foundation of
energy savings interventions is also given.
2. Working with People

Any successful energy management system is significantly influenced by the level of
involvement of the people using and managing a building. A positive contribution to building
energy performance is effected by a greater awareness and involvement by the users and
those managing the various aspects of a building, including those involved in retrofitting,
renovating and maintenance. Some ways to achieve this are covered below.
2.1 Create incentives for behaviour change

All too frequently unfortunately, an organisation abounds with systems, requirements and
objectives which promote energy inefficiency. A procedure to centrally turn on lighting and air
conditioning systems regardless of whether the building is occupied is one of them.
A way to improve practices to become more efficient would be to make energy switches more
accessible, and to give a better rating or other incentive rewards to a department or division of
the organisation that uses less energy to achieve the required lighting, air conditioning and
other services.
Some ways of providing and gaining recognition include:
• Providing internal recognition- to individuals, teams, and facilities within your
organization.
• Receiving external recognition - from government agencies, the media, and
other third party organizations that reward achievement.
Energy efficiency and renewable energy achievements can be promoted through rewards, for
example through awards, certificates, financial or other means.
2.2 Improve communication within the organisation

Communication within an organisation can help to reduce much inefficiency. Appendix D has
examples of energy saving reminder signs. There is often a wealth of information within an
organisation which can be used to reduce energy consumption. These include operating
instructions and recommendations for machinery, published by a manufacturer, the flexibility of
an organisation to change certain practices and behaviours in order to become more energy
efficient, among others.
Page 83 of 106
Building occupants need to be informed of the benefits of saving energy in the building and
trained in the methodology of implementing the necessary changes. If people do not
understand what they are doing and why they are doing it, energy management will not be
successful. All levels of occupants within a building need to be trained in energy management
practices.
2.3 Gain management support

Frequently, managers who are not directly involved in energy management are not aware of
how energy use effects the organization. Increasing the awareness of managers can help to
build support for energy management initiatives.
Keys steps include:
• Identify key audiences, such as:
o Executive management
o Facilities managers
o Operations managers
o Purchasing officers and procurement staff
o Communications and marketing staff
• Tailor the information to address the chief concerns of each audience, such as cost of
energy per product, or cost per square meter of building space.
• Determine the most effective way to communicate with each audience. This could range
from a presentation, to a memo, or an informal meeting.
Maintain regular contact to keep managers up-to-date on progress or changes in
performance.
3. Building Capacity and Raising Awareness
Investing in training and systems to share successful practices helps ensure the success of the
action plan by building the overall organizational capacity. Many organizations have found
that informed employees are more likely to contribute ideas, operate equipment properly, and
follow procedures, helping to guarantee that capital investments in energy improvements will
realize their potential.
Everyone has a role in energy management. Effective programs make employees, managers,
and other key stakeholders aware of energy performance goals and initiatives, as well as their
responsibility in carrying out the program. Communications strategies and materials for raising
awareness of energy use, goals and impacts should be tailored to the needs of the intended
audience.
3.1 Increase general energy awareness

Most people are unaware of how their everyday actions and activities at home and work affect
energy use and impact the environment. Increasing overall awareness can be an effective way
to gain greater support for energy initiatives. Increasing general awareness of energy use can
be accomplished through:
• New employee orientation programs - Provide basic information on organizational and
individual energy use to new employees.
• Poster campaigns - Develop attractive and informative posters for break rooms, bulletin
boards, etc, that discuss energy use.
• Earth Day events - Earth Day or similar events can provide an appropriate context for
increasing awareness of the environmental impacts from energy use and how to reduce
these impacts through everyday actions at work and home.
• Intra and Internet sites - Publish information on energy use, environmental impacts, and
energy-saving options geared towards a general audience on your organization's web site
or intranet site.
• Pay statement mailers - Include energy-savings tips and energy efficient product information
with pay statements.
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• Fairs and summits - Conduct an energy fair or summit oriented towards employees with
information on energy saving activities and products.
3.2 Improve facility energy awareness

Individuals working in or even managing a facility may have little understanding of the energy
performance of the facility or its impact on the organization and environment. Targeted efforts
designed to increase awareness of facility’s energy use can help build support for energy
management programs.
Like general awareness efforts, facility-oriented energy awareness can take many forms. In
developing facility energy awareness programs, consider using the following types of
information:
• Summary statistics - Use general facility energy facts and figures, such as overall energy
costs, costs to operate equipment, environmental information related to energy use, and so
on.
• Sources of energy - Many people do not know how the energy they use is generated.
Providing information on the sources of energy used at your facility along with the
associated pollution that results from its use could increase awareness of the environmental
aspects of energy use.
• Energy use of equipment - Provide information on the energy performance of equipment or
processes that employees regularly use as part of their jobs. For example, most employees
probably do not know how much energy their computer uses during the day and how
much it costs the organization when it is on, but not in use.
• Scorecards - Develop charts and graphics that illustrate energy performance across your
organization or compare it to a national standard
Such awareness raising initiatives were carried out in the Parow Administration Building in Cape
Town. The following poster (Figure 15) raising awareness was installed in a central section of the
building for all occupants to see:
25% saving
realised
Figure 15: Poster at a public building showing savings
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3.3 Training relevant stakeholders in public building energy management
Using training to help staff understand the importance of energy performance provides the
information necessary to make informed decisions. Training also provides an excellent
opportunity for gathering employee feedback and evaluations.
The type and nature of training will vary by organization and your specific action plan. Common
training programs include:
• Operational and procedural training - Provides instruction on new operating methods or
procedures designed to reduce energy use. Such training is typically targeted towards
specific audiences, such as facility managers, operations, and maintenance staff.
• Administrative training - Includes reporting, monitoring, data collection, and other
administrative efforts that support energy management.
• Specialized training - Gives specific instructions on using and maintaining equipment or tools
to ensure more efficient operation.
It is important to support certification of energy management credentials and other continuing
education opportunities.
Occupant Education & Training protocols for persons operating, maintaining or servicing both
existing and new commercial buildings are included in the South African Demand and Demand
Efficiency Guidelines (SAEDES) document (included as Appendix B)
4. Knowledge and Management Information Systems
Computer-based information systems provide a robust means for sharing information on best
practices, technologies, and operational guidance. While these systems can range from
complex databases to a simple intranet site, they are a centralized and accessible place to
store and transfer energy management information within an organization. Knowledge and
Management Information Systems are usually organization-specific. They typically include
information on:
• Best practices - Catalogues successful and effective practices for energy management
within an organization.
• Technologies - Contains information on known, used, or recommended technologies,
equipment, lighting, HVAC, and so on.
• Procedures - Houses up-to-date information on specific procedures and operating
practices.
5. Sourcing Products & Technologies
A vast array of products for energy-efficient buildings are increasingly available from suppliers of
traditional building materials as well as from manufacturers of specialized technologies, such as
PV systems. Because passive solar buildings are design intensive, it also is useful to know how to
locate design professionals with special expertise in energy-efficient building design (see
Appendix G).
6. Energy Audits
6.1 Overview
The objective of Energy Auditing is to analyse thoroughly the energy consumption and demand
of a building and determine if viable energy savings can be made.
In order to ascertain at an early stage whether the building is consuming above or below
average, a Preliminary Audit is carried out. This first phase of the Auditing Process gathers a
minimal amount of data and compares energy indices to benchmark figures. The comparison
of these benchmark figures indicates if the building is already energy efficient, in which case no
extra effort needs to be put in to determine if energy savings can be made. The Auditing
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process will only proceed to the second phase (Detailed Audit) if there is energy efficiency
potential.
During the Detailed Audit, all facets of energy savings are checked in a systematic way. Cost of
implementation and predicted savings of every proposed strategy are calculated, which gives
the payback time.
Auditing forms an integral part of the total process of energy saving. It is the first step and
therefore the basis of all future works to obtain real savings. Because auditing is the foundation,
calculations and assumptions need to be transparent, so checking should easily reveal errors, if
any were made.
Auditing is not a once-off exercise. Energy prices are increasing and new technologies are
being developed, making more and more energy management opportunities viable every
year. It is recommended that Auditing takes place every 3 years.
This section provides only a brief overview of the process required, as there are many reference
sources for undertaking energy audits, or energy services companies that can do this on your
behalf. The SAEDES guidelines include methods for energy surveys (audits) for commercial
buildings. It is recommended that you refer to these and other energy audit reference
documents such as the CaBEERE Building Energy Audit Manual, which is detailed and is a good
South African reference (Appendix A). Appendix F is an example of an Energy Audit in two
provincial buildings in the Western Cape.
6.2 Data collection

This stage involves collecting energy data from all areas of the building. The following
information is required:
• Energy bills for consumption figures & costs
• Obtain floor areas
• A list of all energy-using equipment and rate of use (no. in use, hours in operation, rate of
replacement i.e. for lightbulbs)
The key focus of this step is to obtain a good inventory of the current state of energy use for the
building, identifying the energy-using equipment and activities, and quantifying the energy
consumption and costs related to each. To do this, the building manager needs to:
• Obtain a set of building plans/ drawings
• Identify building design/architectural features that have energy implications (i.e. insulation,
shading, north-facing, open-plan, etc.)
• List all energy-using equipment & activities through a walk-through audit
• Obtain an indication of hours in operation through interviews with relevant building
staff/occupants (e.g. security staff for lighting, office staff for computers & printers, resident
for use of hot-water geysers, etc.)
• Assign costs to energy consumption through investigation of energy bills, taking into account
energy demand values as well (mainly electricity costs, but could also be gas, other?).
• Make note of areas where obvious energy-wastage is taking place (e.g. leaking
compressors, lights/aircon on when areas not in occupation, etc.)
The data collected at this stage will be useful as the benchmark for evaluation of energy
efficiency improvements once energy management measures have been implemented.
6.3 Data analysis
Using the data collected, begin to put together preliminary energy balances. In this process, it is
often helpful to set up a spreadsheet or computer model to analyse the data. It is generally
advisable to employ a specialised energy consultant as the experience they have will ensure
that this is done effectively. It is advisable for a team member to assist the consultant in a
process of knowledge-transfer over time, especially if there are many buildings to be audited.
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The data analysis can provide a useful summarised energy picture for the building in the form of
an ‘energy profile’ for the current status of the building as indicated
in the graph adjacent.
6.4 Option generation

The purpose of the next step, option generation, is to create a vision
on how to save energy. A brainstorming exercise with all relevant
parties concentrating on a specific energy issue is a very good way
to develop “less obvious” options of energy-saving measures. This is
particularly relevant to identify behaviour-change options that could have significant impacts
thereby avoiding the need to invest in technology. Employ an energy consultant to identify
technology options or familiarise yourself with the range of technology options available and
select those most suitable for the building. After the options have been identified, they are
evaluated following the same procedure used to evaluate other investments or technical
innovation options.
In identifying the potential options, the five following process parameters should be considered:
• Supply changes (away from fossil-fuels to direct use of renewable energy i.e. SWHs or solar
gains/shading)
• Good operating practices and good housekeeping (leaving equipment off when not in use,
opening windows instead of aircons, setting different temperatures for aircons)
• Changes in technology and equipment (improved efficiency rating or renewable energy)
• The redesign or renovation of building (architectural features for shading/ passive solar
performance, improved insulation, installing ceilings)
• Internal re-use or recycling of energy (applicable for HVAC systems or making use of heat
exchangers for large buildings, etc).
Proposed work Procedure for Energy Audits in Buildings (CaBEERE Manual, Appendix A)
1. Start audit by contacting persons responsible for the building and make arrangements
for the walk through audit
2. Do a preliminary audit. This consists of the acquisition of information and physical
investigation of the design and layout of the building as well as the equipment in the
building. Documentation and information required includes:
- Energy accounts and other maintenance cost records for a period of at least 1 year
- Check availability of architectural and engineering drawings and gather the
relevant drawings must be gathered.
- Check specifications of control systems against actual operation and acquire
specifications of control systems and schedules (temperature, switching on/off of
equipment, operation after hrs & during weekends, seasonal variations, etc.)
- Establish the pattern of usage in building – hours occupied and hours of operation of
equipment for different areas, and energy consciousness of occupants & staff
- Assessment of building structure characteristics – thermal qualities including insulation
& materials of walls/floors/partitions; window orientation, shadowing, number &
whether can be opened.
- Assess standards of maintenance of equipment (insulation, leakages, dirty filters)
from inspection of equipment and maintenance/repair records.
Instrumentation required include:
- kWh and kVA and power factor measuring device
- voltmeter
- air velocity meter
This is followed by an analysis of the information acquired. Analyse energy records and
calculate the specific energy index. The objective is to gather enough information of the
building equipment and energy consumption to estimate and evaluate whether savings
in energy and costs can be achieved and whether it is feasible to do detailed study for
the next phase of the project. Possible savings include:
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Lighting
- fittings are not energy efficient
- lights are on during night
- potential use of natural light instead of artificial light
Air conditioning
- set internal temperature higher to maximum acceptable level
- the fresh air cycle can be improved
- on and off switching can be improved
3. Prepare a comprehensive preliminary report and determine where a detailed audit is

necessary.
4. Proceed with detail audit - quantifying energy consumption in the building, determine
potential energy savings and determine capital cost in Rands
5. Prepare a detail audit report and present to building manager with reference to actions
required.
6. Develop an energy management system for these buildings that can be extended to all
buildings. Roll-out obvious options to all buildings (e.g. replacing all incandescent lights
with CFLs) and otherwise set up audit system for all buildings and a roll-out of
implementing feasible technical retrofits and behaviour-change programmes.
7. Monitor energy use against initial audit benchmarks for all buildings at central point
(appoint responsible person to coordinate and possibly one responsible person in each
building). Determine savings in energy and economic savings and use to motivate for
more expensive technical options (such as implementing solar PV), or use as motivation
for setting up projects for other buildings.
7. Financing Energy Interventions
While available government funding is very scarce, there are still some “low-effort” opportunities
that would be likely to pay off well if recognized and utilized. Such possible programs would
include rather simple measures. These decisions could include the following components:
• Life-cycle cost analyses and transfer of funds. A central decision for the government to
apply life-cycle cost analyses for investments would help identify the best opportunities for
energy efficiency investments and provide an unambiguous means for measuring progress.
If these efforts are combined with measures that allow the transfer of funds from energy and
maintenance budgets to efficiency investments, the problems with capital shortage can be
relieved. Life-cycle cost analyses could also be coupled with a deliberate decision to
extend the acceptable pay-back period for efficiency investments.
• Third-party financing. Energy-Service Companies (ESCOs) and Energy-Service Performance
Contracting (ESPC) offer another way to overcome budget constraints (and other
constraints such as low availability of trained staff, etc.). By using public buildings as a first
market for these services, the public sector can be a competent and important agent in
creating a sustainable market for ESCOs for the whole economy.
• Demand Side Management funds from Eskom: Eskom will fund 100% of electricity load
management projects, through an ESCO (Energy Services Company) that is registered with
Eskom. It will also fund 50% of the capital cost of electricity energy efficiency projects.
Information on DSM can be obtained from the Eskoms website (www.eskom.c.za).
• CDM funding: “The Cleaner Development Mechanism (CDM) allows industrialised countries
with emission reduction commitments, to meet part of their commitments by investing in
projects in developing countries that reduce greenhouse gas emissions whilst contributing to
the local sustainable development needs of the host country”
(http://www.dme.gov.za/cdm/main.htm). CDM can be used to fund a project with
measurable and significant carbon emissions reductions resulting from it. The credits for the
carbon reductions are sold, obtaining funding for the energy efficiency or renewable
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energy investment. Information on setting up such a project can be obtained from the
Department of Minerals and Energy (www.dme.gov.za).
• REFSO: The Renewable Energy Finance and Subsidy Office (REFSO) will fund investments in
renewable energy, starting at 1 MW capacity. The subsidy is for up to 20% of the required
funds, at a set rate per kW capacity (R250/kW for electricity generation). Information on
REFSO can be obtained from the Department of Minerals and Energy (www.dme.gov.za).
• GEF, REEEP & other international aid: The Global Environment Facility (GEF) has as part of its
mandate to “…make the connection between local and global environmental challenges
and between national and international efforts to reduce the risks of climate change…”
Among other types of projects, it helps to fund investments in renewable energy and energy
efficiency, visit www.theGEF.org. International funds can also be secured through donors or
development aid. The province has partnerships with Germany and Denmark, ask your top
management for more information. The Renewable Energy and Energy Efficiency
Partnership (REEEP) funds projects which promote renewable energy and energy efficiency.
Website www.reeep.org. It has regional offices, information on which can be obtained at
the website.
• TRECs (Tradeable Renewable Energy Certificates). TRECs are a system of verifying that
energy has indeed been produced in a renewable way. The certificates (TRECS) are then
tradeable. They can be sold by an entity that has earned them. They can be used to
finance installations of renewable energy such as solar water heaters, solar photovoltaic
panels and wind generator installations. This and/or a feed in tariff to encourage renewable
energy into the grid is being developed by the Department of Minerals and Energy so keep
an eye on their website (www.dme.gov.za).
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GLOSSARY
Biomass Energy Energy from the burning of agricultural, forestry, and other organic
material (including landfill gas, digester gas, and municipal solid
waste).
Building Envelope (Used in HVAC, see HVAC) A collective term for all the components
of a building that enclose its conditioned space and separate
conditioned spaces from unconditioned spaces (e.g. an unheated
garage) or from outside air.
CFL Compact Fluorescent Lamp – relatively efficient lightbulbs, using
about 25% of the power of incandescent lightbulbs, for the same
light output. It typically screws into a standard light socket.
Coal Thermal Power A power station that generates electricity through the burning of
Plant/Station coal.
Co-generation The simultaneous production by means of a single source of useful
energy (usually electricity) and heat (eg process steam) than can
then be recovered for use as additional energy.
Climate change A statistically significant difference noted either in the mean state of
the climate or in its variability persisting for an extended period of
time. Presently, climate change is thought to be caused by human
activity, the most prominent being the generation of energy.
DME The National Department of Minerals and Energy in South Africa.
Electricity Grid The electricity supply line system.
Embodied Energy All the energy required to bring a product or building to its present
state.
Energy A measure of the ability to do work. E.g. energy is required to lift a
bucket of water 10 metres, and a certain amount of energy is
required to keep a light bulb alight for 1 hour. Basic unit of
measurement is the Joule (J).
Energy Audit A process whereby the energy use profile of an entity is determined
i.e. amounts of energy used, types of energy used etc.
Energy Efficiency Using less energy to achieve the same objective, e.g. an energy
efficient air conditioner uses less energy to achieve the same
cooling.
Energy Conservation Measures to avoid the use of energy services.
ESCO Energy Services Company. A company that specializes in energy
efficiency measures under a contractual arrangement in which the
company shares the value of energy savings with the customer.
Fossil Fuel A fuel such as coal, oil, natural gas, produced from the
decomposition of ancient plants and animals.
Fossil Fuel Power A power station that generates electricity through the burning any
Station/Plant fossil fuel.
Global Warming An overall rise in the global temperature presently thought to be
faster than the natural rate, due to human activity (see Climate
Change).
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Glossary (continued)
Green Building A green building, also known as a sustainable building, is a structure

that is designed, built, renovated, operated, or reused in an
ecological and resource-efficient manner. Green buildings are
designed to meet certain objectives such as protecting occupant
health; improving employee productivity; using energy, water, and
other resources more efficiently; and reducing the overall impact to
the environment. A green building is then energy efficient and uses
renewable energy.
Hydrocarbons Another name for fossil fuels such as coal, oil and natural gas. They
contain hydrogen and carbon.
HVAC Heating, Ventilation and Air Conditioning infrastructure in large
buildings.
Insulation A material with a high thermal resistance (see thermal resistance).
LEAP Long-term Energy Analysis Package. A tool for long-range energy
forecasting.
LED Light emitting diode. A very efficient lightbulb technology. At
present, the colour and the intensity of the light produced by them
are not yet to the standard required for normal room lighting. This
may change soon.
Lumen A measure of the light intensity of a light source. When replacing
lightbulbs with more efficient ones (like CFL and LED), it is vital that
the lumen rating of the types of lightbulbs is compared, not the
power input.
Mini Grid One electricity supply system between a number of households, not
connected to the main electricity grid.
Motion sensor A fitting that gives an electrical signal when it senses motion. It is
usually used as a switch to, for example, turn lights on.
Off Grid system A power supply system that is not connected to the Electricity Grid
(see ‘electricity grid’).
NGO Non-governmental Organisation. Examples are charities, advocacy
groups and other non-profit entities.
Passive solar design Structural design and construction techniques that enable a building
to utilize solar energy for heating, cooling, and lighting by non-
mechanical means.
Power The rate at which work is done. Energy used in a unit time. Units are
Watts (W). A bigger power supply can supply more energy in a given
time.
Renewable Energy Energy resources that is naturally regenerated over a short time scale
and either derived directly solar energy or indirectly from the sun
(hydropower, biomass, wind and wave pwer)
Solar photovoltaic Panels usually mounted on the roof of a building, that generate
panels electricity directly from sunlight.
Solar thermal Technology for harnessing the sun’s heat for energy e.g. solar water
technology heating and concentrated solar power.
Skylight Window in the roof of a building which lets sunlight in for lighting and
warming.
Small Hydro Power Electricity generated by harvesting the falling energy of water. A
dam is usually constructed to facilitate this. Small hydro power is
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defined as less than 30 MW.

Solar water heating Heating water using sunlight, present practice is to use either flat
plate technology or the newer evacuated tube technology.
Thermal Blanket A cover/blanket placed over a geyser/hot water cylinder or other
structure to minimise heat loss from it.
Thermal Power Plant An electricity generating plant that uses
Thermal Resistance The ability of a substance to prevent heat transfer. The quantity is
obtained by dividing the temperature difference across the surfaces
of the body divided by the rate of heat transfer.
Timer Switch A switch that turns electrical power on and off to an appliance or
section of a building at pre-set times.
UPS Uninterruptible power supply. Installed to prevent immediate loss of
power to vital systems e.g. computers in the case of a power outage.
Wind Power (electricity) Electricity generated using modern windmills.
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APPENDICES
A: CaBEERE & DME Resources, 2005 (on CD version only)

CaBEERE was a programme in the National Department of Minerals and Energy which aimed to
develop capacity and resources with in the department to promote energy efficiency and
renewable energy in South Africa.
• PDF copy of Energy Efficiency: Energy and Demand Efficiency for Commercial Buildings Final
Report : a reflection on SAEDES
• PDF copy of CaBEERE Building Energy Audit Manual : a detailed and good South African
reference.
• PDF copy of the South African National Energy Efficiency Strategy
These documents can be found on www.dme.gov.za.
B: SAEDES (on CD version only)

The South African Energy and Demand Efficiency Guidelines (SAEDES) is a guide containing
technical and performance provisions for new and existing commercial buildings. It is a
“National Mode of Acceptable Practice for Cost, Energy and Environmentally Effective Building
Design, Construction, Operation and Maintenance Products, Systems and Professional Service”.
The key sections of the document, which complement this publication, include:
• Building Design Requirements--General Conditions
• The Building Envelope
• Interior Equipment Systems
• Building Design Requirements--Performance Evaluation and Analysis
• Building Design Requirements--Utilisation of Renewable Resources
• Building Operation and Maintenance
• Training and Education
• An Energy Service Company (ESCO)
• Commercial Building Commissioning
• Energy Audit Procedure
The document also contains the following features:
• Definitions, abbreviations and acronyms.
• South African climatic data useful for building design.
• PDF copy of SAEDES is the efficiency guidelines that will become SABS standard SANS 204 for
artificially ventilated buildings:
SANS 204, the successor to SAEDES, is available from the South African Bureau of Standards
(SABS), at http://www.sabs.co.za. There is a Cape Town regional office at: Liesbeek Park Way,
Rosebank, Cape Town, Tel: 021 681 6700.
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C: Examples of Information and Reminder Signs

These are examples of reminder signs that could possibly be used in offices. You could make
similar ones, or at the very least make copies of these and stick them next to lights, computers, &
other electric equipment to remind office users about energy efficiency.
AIR CONDITIONERS
Huge savings are possible here!
GENERAL LIGHTING
Lighting an empty office

overnight wastes enough energy
to make about 100 cups of coffee
Try setting the aircon to 25oC during summer

Always remember to and 19oC in winter, this will still be
switch off lights when comfortable.
leaving offices
By turning the thermostat (temperature setting)
down 1oC in winter and up 1oC in summer…
Energy Saver Lamps (CFLs)

They use 80% less
electricity than ordinary
bulbs and last about 10
times longer
They cost more than normal ...you will save 10% off the air conditioner
incandescent lamps ‘bulb’ electricity bill!
(R20 to R40 as opposed to
R3), but money spent is saved
very quickly in reduced
electricity payments and light
replacement costs. Payback
period is normally just a few
months.
Remember CFLs should be used at home too.

They can cut your lighting bills by about 75% !
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1. COMPUTERS
A typical computer uses around 100 – 120

watts continuously, irrespective of activity.
Switch the monitor or computer off

if you are not using it for an hour or
more.
By turning off your monitor reduces computer
energy consumption by around 50%.
A monitor left on overnight wastes enough energy

to laser print about 800 A4 copies!
2. PHOTOCOPIER
A photocopier left on overnight wastes

enough energy to make about 1600 copies
Remember to switch them off when

leaving work.
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These signs are used by Eco-Schools in Canada. You could make similar ones for the schools, or
at the very least make copies of these and stick them next to lights, computers, & other electric
equipment to remind users about energy efficiency.
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D: Example of Energy Management Plan for Public

Buildings
CITY OF TSHWANE INTERNAL ENERGY MANAGEMENT PLAN
Goal
Promotion of the CTMM as the leading municipality in meeting its energy needs in a sustainable
way and thus fulfilling its constitutional obligations and global responsibilities with regard to
Municipal Facilities.
Scope
The program, based on energy conservation, is generic in nature and should be integrated into
the Environmental Management System (EMS) of each department, developed by the
Environmental Resource Management section in conjunction with the SEED program. The
programme is applicable to all actions of all employees where energy is consumed and
disposed.
General Energy Management Plan
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ACTION TIMEFRAME RESPONSIBLE PERSONS
1. Select and train Environmental Management Continuous as Environmental

Representative (EMRep) per roll-out per Resource
department Management
2. Investigate means and install equipment if 1 month EMRep
necessary to monitor total electricity consumption
on the premises
3. Monitor electricity consumption on a monthly Continuous EMRep
basis making use of Internet-based metering
4. Investigate (through energy audits) and install Continuous EMRep
appropriate energy saving technologies eg.
Timing systems
5. Provide appropriate electricity saving Continuous EMRep & Stores
equipment when existing equipment requires when
replacing replacements
are done
6. Provide appropriate electricity saving Continuous EMRep, & Stores
equipment in new buildings when new
buildings are
built (Project
Schedules)
7. Support opportunities to design new buildings Continuous SEED Advisor
to utilize natural light and ventilation (Passive solar when new & Department
design), as well as to minimise embodied energy & buildings are responsible for new
maximise thermal mass & insulation. built (Project buildings
Schedules)
8. Designate personnel to ensure electricity Designation: (External –
savings in each building and provide related job Short-term 3 Environmental
specific training months Management)
Training: 1 SEED Advisor
month
9. Compile and train all personnel on “Green 1 month and Environmental
Office Tips” to ensure electricity savings linked to continuous Management
day to day activities (part of broader resource thereafter for (External –
savings training) new employees Environmental
(induction) Management)
10. Promote the use of renewable energy Continuous SEED Advisor
technologies
Selecting a program coordinator

A successful Energy Management Plan requires an enthusiastic coordinator (Environmental
Management Representative) who can foster a sense of teamwork and enlist the support of all
employees.
- The EMRep will be identified by the Environmental Management Section in coordination
with management of each relevant department.
- The ERM will be trained by the ERM section to carry out his/her duties in terms of this
document.
- The responsibilities of the EMR include the basic implementation of the plan above as
well as education of fellow employees thereon.
Energy Management Strategies

The energy conservation measures shall be aligned to the SEED program and the EMM Energy &
Climate Change Strategy. Strategies applicable to CTMM building operations are as follows:
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Energy Audits
EMRep to conduct energy audit of building with help of a team. The energy audit team should
comprise people with a sound knowledge of management operations, engineering and
finance. It is wise to have the support of both an electrical and mechanical engineer. The
electrical engineer will handle control systems and distribution systems while the mechanical
engineer will deal with mechanical systems design and heat transfer problems. Audit can be
done in phases:
Phase 1: Preliminary audit

- data collection
- walk through audit
- analysis of results
- calculation of specific energy consumption profile for the building
- conclusion and recommendations
Phase 2: Detail audit
- collection of detail information
- energy recording over specific period
- analysis of results
- identification of saving potential
- quantification of energy savings and related capital cost
- recommendations
Phase 3: Recommendations in respect of
- energy management actions (behavioural)
- technical retrofits
- measuring of results achieved and the relevant control measures necessary for ongoing
energy management
Technical Strategies
Buildings
• Insulation installed without heat bridging.
• Reflective foil roof-liners and tile under-lays with correctly sealed joints such as to avoid dust
ingress and preventing the unwanted ventilation of ceiling spaces
• Methods of avoiding cold spots caused by heat transfer from roof to walls and sealing the
designed gaps between the same
• The correct stage of vapour barriers for damp climates to prevent condensation and make
porous insulation products more effective
• The potential of perimeter or foundation insulation to prevent heat loss from the floor of
buildings
• Significant energy savings can be achieved by careful building design or by retrofitting
existing buildings
• Design long life, durable and adaptable buildings.
Interior lighting
• Operate lights only when required
• Use of an efficient light source
• Lighting systems require regular maintenance
• Regular maintenance programs including cleaning of windows enables the following
advantages:
• Light quality of the built environment is maintained
• Tendency to add more light fittings because of falling light levels will be avoided
• Bulk lamp replacement facilities recycling through a special lamp crusher. Lamps that
are replaced individually end up as landfill where the mercury they contain contributes
to environmental contamination.
• ‘Light’ furnishings
• Light coloured walls, ceilings and furnishings reflect more light to working areas and so
need less artificial lighting to achieve required luminance.
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Office Equipment
Energy use can be influenced through :
• Specifications established for new equipment
• The extent to which energy saving features are utilized.
Kitchen Equipment
Installing a timer, so that hot water systems are turned on early in the morning and off in the
evening would result in reduced electricity consumption and will repay the cost of purchase
quite quickly.
Streetscaping and Urban Forestry
• Trees and other vegetation can shade buildings, pavements, parking lots and roofs, and
naturally cool a city by releasing moisture into the air through evapotranspiration.
• By protecting buildings from wind, trees can reduce heating costs in winter, and through
direct shading and evaporative cooling, can contribute to reductions in air conditioning use
in summer.
• Strategically placed vegetation and the use of reflective surfaces will not only help cool
cities during summer months, but also lower energy bills by reducing energy use (a hot roof
translates into much higher air conditioning costs). This in turn reduces greenhouse gas
emissions and ultimately improves air quality.
Behavioural Strategies
• Inkjet printers can be used for draft printing. Whilst laser printers produce higher quality
images they use 5-10 times more energy when printing and idling.
• Turning a photocopier off when not in use reduces its annual electricity use by over 60%.
Making sure that computers, printers, fax machines and photocopiers are tuned off at the
power point during extended inactive period of time can further reduce electrical
consumption.
Page 101 of 106

E: Renewable Energy Options for Buildings

There are various renewable energy technologies suitable for buildings. They are summarised
here:
Solar water heating (SWH) systems use solar energy to heat

water. Solar water heating is, in most sunny countries, a more
cost effective means of heating water than just using electricity.
While SWH system capital costs are higher than a conventional
electrical water heating geyser/cylinder, operation costs are
vastly reduced because very little electricity or other energy
source is necessary to heat the water, and thus capital costs
are recovered over several years through such savings. Systems
comprise a flat black panel (called the ‘solar collector’)
through which water flows to be heated, and an insulated storage tank where hot water is
stored for use at any time of day or night. The systems are usually placed on the roof of a
building, to pre-heat water that will be used in sinks, showers and other hot water
applications.Water temperatures achieved are as high as, or higher than normal electrical
geyser/cylinder temperatures. SWH systems are suitable for a range of applications, from small
households with piped water through to large institutions such as school boarding houses,
industrial uses and residential flats. Maintenance requirements of SWH systems are minimal, but
in some areas factors such as the chemical content of the water need to be considered to
avoid operating problems (e.g. where calcium levels are very high).
Solar power panels (photovoltaics or PVs) Solar

photovoltaic (PV) systems provide electricity from
sunlight, and are often used in rural areas where no
other electricity supply is available, or where people
prefer using renewable energy rather than dirty coal-
generated Eskom power. Systems capabilities vary
depending on their size, from small, simple systems to
power a few lights in a house, to large, more
complicated systems for larger applications such as
hospitals, schools, or other buildings. Solar PV is also very
effectively used for water pumping in remote areas.
System components include the solar PV panels (which
convert sunlight into electricity), battery bank (to store electricity for use when the sun isn’t
shining), and power conditioning equipment (this prevents the batteries being damaged by
overcharging or over-discharging, and may convert the direct current (DC) generated by the
PV panels and batteries into alternating current (AC) used by many appliances). PV is a well
established and mature technology internationally, and components and systems provide a
reliable source of electricity if properly installed and maintained. Although it is a low-
maintenance technology, some maintenance is nevertheless necessary, and batteries need to
be replaced every 3 to 8 years (depending on battery type used).
Normally, because solar PV systems have a relatively high capital cost (and low operation and
maintenance costs), large electrical demands such as cooking or heating are not supplied with
solar PV, but rather by an alternative power source such as gas.
Solar PV systems can be fitted to buildings in a variety of different ways, such as bolt-on panels
and roof tiles. They use daylight to create an electric current, which can be used to power
buildings or can be exported to the grid. Integrating PV into the building envelope can replace
conventional building envelope materials and their associated costs. For example, spandrel
glass, skylights, or roofing materials might be replaced with architecturally equivalent PV
modules that serve the dual function of building skin and power generators. By avoiding the
cost of conventional materials, the incremental cost of PV is reduced and its lifecycle cost is
improved.
Page 102 of 106

Wind turbines use the energy from the wind to turn a generator, which
produces electricity. South Africa has relatively low average wind speeds,
and so wind electricity from small scale independent generators is
generally more expensive than solar electricity. Wind speeds along the
coast are best (often around 5 or 6m/s on average, as opposed to 3m/s
or less average inland speeds). However, wind speed is very site-specific,
and exposed sites can have speeds much higher than the average for
the area. There is a range of different small-scale wind generators available in South Africa,
with very different output characteristics. They are often used in conjunction with solar PV
panels, as they complement each other well - the sun is more reliable than the wind, but when
the wind howls it can generate huge amounts of energy. A wide range of sizes is available.
Small scale hydro power

This option is feasible where the site has a permanent and substantial flow of water. Normally,
electricity is generated by running the water through a small turbine attached to a generator
(you can use a car alternator). A pump, run backwards, can be used in place of a custom
hydro turbine. As a rough estimate, about half of the energy in the water flow can be
converted to electricity. The simplest way to use the electricity generated is for heating water.
Here the frequency of the power isn’t important. For other uses where a set frequency is
required (most AC appliances) expensive power conditioning may be needed.
Biogas
Biogas can be generated from human and animal waste. The gas is then used for cooking or
heating, or even to generate electricity. This technology is little used in Southern Africa, partly
because of the high concentration of humans and animals needed to obtain enough waste.
To set up a small home system is not demanding, however, and can be done by do-it-yourself
enthusiasts.
Biomass heating can either be stoves or boilers that use biomass instead of traditional fossil fuels
such as oil and gas. Biomass refers to any fuel material derived from living organisms, but in most
cases the fuel will be wood that is either the waste product from another activity (e.g. tree
surgery) or has been grown for the purpose.
Biomass Combined Heat and Power (CHP). A CHP plant is an installation where there is
simultaneous generation of usable heat and power (usually electricity) in a single process. It
may use biomass as fuel. This is usually only applicable to buildings in cold climates.
Ground sourced heating uses underground pipes or boreholes to absorb heat from the ground,
which is then upgraded to a useful temperature and used to provide space heating and to pre-
heat domestic hot water.
Ground sourced cooling/borehole cooling involves using the ground or groundwater for cooling
of offices and other non-domestic buildings. As the temperature of the ground remains fairly
constant, and in summer is well below peak air temperatures, a system working on the same
principle as a ground sourced heat pump can be used to replace conventional cooling in
offices and other buildings.
In addition to the renewable energy technologies mentioned above, architects can make use
of passive solar design. The aim of passive solar design is to plan the orientation and layout of
buildings and plots and vegetation on and adjacent to buildings to take advantage of
available daylight and to either use or avoid heat gain, depending on heating or cooling
requirements of the building.
Grid-fed systems - Renewable energy systems can either be tied to the available utility grid or
they may be designed as stand-alone, off-grid systems. One of the benefits of grid-tied systems
is that on-site production of power is typically greatest at or near the time of a building’s peak
loads. This provides energy cost savings through peak load shaving and demand-side
management capabilities.
Green power refers to utility-scale electricity resources that are in some way environmentally
preferable to conventional system power. The terms green and clean are often used
Page 103 of 106
interchangeably to describe this type of electricity. Green power supplied from the utility grid
may be comprised of electricity from one or more types of renewable sources. The term
renewable power refers to electricity generated from one or more of the following types of
resources:
•Wind—generated from wind-powered turbines, often grouped together into wind farms
• Solar—typically generated from photovoltaic (solar cell) arrays, often placed on rooftops
• Geothermal—generated from steam captured from below the earth’s surface when water
contacts hot, underground rock.
• Biomass—burning of agricultural, forestry, and other by-products (including landfill gas,
digester gas, and municipal solid waste).
• Small hydroelectric—generated from dams with a peak capacity of less than 30 megawatts
(MW).
As part of a whole-building energy management strategy, purchasing bulk green power
resources complements many building-specific measures. Through a holistic approach to
building design and operation, incorporating green power resources can further decrease the
environmental impacts already minimized through the specification of energy efficiency and
renewable energy measures in the design process. Minimizing electrical load requirements, and
then meeting these requirements with clean electricity resources, is at the core of a whole-
building IEM strategy.
Costs of renewable energy systems

Costs are variable, depending on the type of system being installed, and the site location.
Some examples of easily available systems are given below for information:
Approximate cost (including
System description System size
installation) - 2002
Small solar PV system to provide power 1 x 60W panel
R 3000 – R4000
for 2 lights for 3 or 4 hours per day. (output about 0.36kWh/day)
Small solar PV household system to
2 x 60W panels
power 2 lights for 4 hours and a small R 4000 - R 6500
(output about 0.72kWh/day)
B&W TV for 2 hours
Solar PV water pumping system to 1 x 60W PV panels
R 7 000 – R10 000
supply 1000 litres per day (50m head). (output about 0.36kWh/day)
Solar water heater for a typical family 150 litre geyser R 6 000 - R 10 000
Daily output about 2kWh (at 20km/h
Small wind generator – for household
average wind – i.e. coastal wind R 9 000 (excl battery storage)
application 400W (rated at 10m/s)
conditions)
Page 104 of 106

F: Energy Audit of Western Cape Departmental

Buildings (on CD version only)
An Energy Assessment for the Department of Environmental Affairs and Development Planning
on the Utilitas, Property Centre and Leeusig Buildings was conducted in February 2006 the results
and recommendations are contained in this:
• PDF copy of the Energy Assessment of the of the Utilitas, Property Centre and Leeusig
Buildings
Page 105 of 106

G: Resources
International Web & Literature Resources
• Promoting an Energy-Efficient Public Sector (PEPS) (www.pepsonline.org)
• Municipal Network for Energy Efficiency (MUNEE) (www.munee.org/)
• Public Internal Contracting (PICO) (www.iclei.org/ecoprocura/PICOLight/
or www.eceee.org/library_links/prost.lasso)
• U.S. Federal Energy Management Program (FEMP)
(www.eere.energy.gov/femp/)
• Canada Federal Buildings initiative
(www.oee.nrcan.gc.ca/fbi/home_page.cfm)
• ‘Buildings Topics’, part of ‘EERE (Energy Efficiency and Renewable Energy)
Information Center’, the United States Department of Energy –
(www.eere.energy.gov/EE/buildings.html )
• The USA government’s ‘Energy Star’ programme for energy efficiency:
“ENERGY STAR is a government-backed program helping businesses and
individuals protect the environment through superior energy efficiency” –
(www.energystar.gov/)
South African Web-based Resources:

• Western Cape Department of Environmental Affairs and Development
Planning Energy Strategy and other related documents
(www.wcapeenergy.net)
• The Department of Minerals and Energy (www.dme.gov.za)
• Sustainable Energy Africa (www.sustainable.org.za), Cape Town, South
Africa.
• Earthlife Africa (www.earthlife.org.za), South Africa
• ESCO’s (Energy Supply Companies) are companies which can help any
organisation to better utilise energy services (www.eskom.co.za)
• Eskom SWH subsidy programme (www.eskomdsm.co.za)
• Green Building Council of South Africa (www.greenbuilding.co.za)
Page 106 of 106

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A Guide to Energy Management in

Western Cape Department of Environmental Affairs

Overview of the Guide

THE WESTERN CAPE SUSTAINABLE ENERGY STRATEGY AND

SECTION A: WHAT IS ENERGY MANAGEMENT IN BUILDINGS?...................................................... 4

SECTION B: ENERGY MANAGEMENT ACTIONS................................................................................ 19

SECTION C: TOOLS & TIPS TO HELP IMPLEMENT YOUR ENERGY ACTIONS................................ 83

6. Energy Audits ................................................................................................................................. 86

LIST OF CASE STUDIES

SECTION A: WHAT IS ENERGY MANAGEMENT IN

1. Introduction to Energy and Energy Management

During operation we use energy in buildings for:

Figure 1: Turning energy consumption on its head

Energy management is an approach that considers the energy-related impacts and

2. Why a focus on Energy Management in Public Buildings?

2.1 Energy Management in Public Buildings makes business sense

Objective Output Action

Reduce energy consumption and Energy Audit and

• Investigate setting a 10% on-site

3. What role can the public sector play in Energy Management?

Government-related facilities are large energy users and

3.1 Lead by Example

Western Cape Energy Scenarios for commercial & government buildings

Cumulative Electricity savings Light replacement savings

3.2 Transform the market through Green Procurement

3.3 Raise Public Awareness

4. Challenges for Energy Management in Public Buildings

• Owner/maintenance/occupant disjuncture. The occupants of public buildings, who may

• Theft/vandalism in public buildings. Solar panels in schools may be subjected to vandalism.

5. Planning for Energy Management in Public Buildings

A structured approach to managing energy is recommended in order to gain maximum and

The proposed 11-step process to better energy management is explained in Figure 6:

1. Form a dedicated building/ departmental/ interdepartmental energy team

Incorporating a strategic approach can lead to permanent changes in energy-related

The 11-Step Process

7 Implement the Plan

Figure 6: Process Plan for an Energy Management Policy in Public Buildings

To obtain full value from energy management activities, it is important to be strategic,

1. Form a dedicated building/ departmental/ interdepartmental energy team

2. Gather data to assess performance and set goals

Setting goals helps the Energy Champion:

4. Create an Action plan (Building Energy Management Plan)

individuals responsible for obtaining results.

5. Identify funding needs and sources

6. Provide information and training to staff/building occupants (continuous)

7. Implement the Action Plan

Tips for Action Plan

• Integrate facility upgrades and equipment replacement: Identify opportunities to upgrade

8. & 9. Evaluate Progress & Re-assess performance (continuous)

Monitoring & Setting Targets

• Conduct periodic reviews

Key steps involved include:

Regular evaluation of energy performance and the effectiveness of energy management

Measure Results & Benchmark

10. Recognize & report on achievements

Case Study 1: Singapore’s Building Energy Efficiency Master Plan

6. Some considerations for new, existing or the renovation of public

As mentioned in A.1 energy management applies to

6.1 Efficient New Building Design & Construction

6.2 Building Renovations

6.3 Energy-saving Retrofits for Existing Buildings

Facility retrofits, or the early replacement of equipment based on improved operating