Effective Ways to Get High Score

on Building Energy Intensity (BEI)

Debunking The Myth Of High Costs

For EE Solutions And Sustainability In
Existing Buildings

Ir. Ahmad Izdihar

mGBC Past President - Session 2016-2017
Rev00 - 2021
Effective Ways to Get High Score
on Building Energy Intensity (BEI)

Existing Buildings

The Management/BOD
wants a green building
The building is in
The energy bill is more tip top condition…
than a million RM! Is it All maintenance
on schedule? are carried out as
scheduled.

THE OWNER’S THE PROJECT FACILITIES

REPRESENTATIVE MANAGER MANAGEMENT
Effective Ways to Get High Score
on Building Energy Intensity (BEI)

When and Why…

• By laws, New Acts, New requirements…, Market
demand
• Inefficient, poorly functioning, unhealthy, and
uncomfortable buildings. Deterioration of indoor
environmental quality, tenant/occupant complaints
• High energy and operational cost
• High consumption of resources
• End of life
• New Lease of Life
Effective Ways to Get High Score
on Building Energy Intensity (BEI)

Setting the Target

• How green ?
• Use of relevant rating tool?
• Target reduction in use of resources and energy?
• Target increase in productivity?
• Target increase in value/ Saleability?
Effective Ways to Get High Score
on Building Energy Intensity (BEI)

Challenges
• Culture
• Policy & Procedures
• Departments
• Information Availability/Historical Records
• Cooperation
• Breaking Regulars (Supply chain)
• Timing of the greening initiative
Effective Ways to Get High Score
on Building Energy Intensity (BEI)

Refurbishing and Retrofitting Balancing Act

Time

Occupants’
Cost
behavior

Balancing Act
for
Greening
existing
buildings

Maintainability Disruption

Minimizing
Waste
Effective Ways to Get High Score
on Building Energy Intensity (BEI)

Green/Sustainable Strategies

Renewable Energy

More Cost
Energy Efficient
Equipment/Redesign
Energy
Conservation/Behavior/Culture/Max
Potential/Retro-commissioning
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on Building Energy Intensity (BEI)

How Much?
• Cost depends on the base condition / state of a building and
the target
• Cost depends on whether the greening initiative is a one shot
affair or a gradual improvement.
• Cost depends on the timing of the greening initiative
• Facilities Maintenance usually has annual cost/budget
allocation for upkeep/improvement of system/system operation
• No definitive cost guide for retrofitting and greening for various
types of building
• Cost depends on the commitment of the building owner.
Effective Ways to Get High Score
on Building Energy Intensity (BEI)
The Composition of Cost for EE & Sustainability
Retrofits
Capital Cost
• Repair / Refurbish
• Façade treatment / redesign
• Equipment / Controls / Services upgrade
• Reprogramming and Retro-commissioning
• Introduction of Renewables
• Policy Changes
Execution Cost
• Revenue losses Due to Disruption/ Loss of use
• Revenue Losses Due to Rental
Effective Ways to Get High Score
on Building Energy Intensity (BEI)

CAN IT BE CATEGORIZE?
Size (AC Area) Description Approach Priority
S (<500m2) Shop Lot? Operation Behavior/Culture
Offices /Practices
M (1000m2 – Wisma? 1. Behavior/Culture
3999m2) /Practices.
2. Equipment/System/Retro
commission
L (>4000m2) Menara? 1. Behavior/Culture
/Practices.
2.Equipment/System/BMS/EMS
/Retro commission
Effective Ways to Get High Score
on Building Energy Intensity (BEI)

Green/Sustainable Strategies

Level 5: Introduction of Renewable

Energy and State of the art ‘Green’
Systems

Sustainability Impact
Level 4: Introduction of Sustainable Policies
and Procedures

Level 3: Upgrade/Modification of Existing System

Level 2: Replacement/Upgrade of Existing Equipment

and Fittings
Level 1: Energy Audit, Rebalancing, Repair and Optimization of
Existing System
Effective Ways to Get High Score
on Building Energy Intensity (BEI)

Stage 1: Energy Audit, Rebalancing, Repair and

Optimization of Existing System
Improvise building performance by ensuring peak performance of
existing system. Usually minimal cost “low hanging fruits” items
involving maintenance, operational and housekeeping.

Examples:
• Balancing of Air and Water Systems
• Repair faulty sensors and actuators
• Operational housekeeping i.e. filter cleaning
• Temperature Set-point for Occupants
• Retro-commissioning
• BMS
Effective Ways to Get High Score
on Building Energy Intensity (BEI)

Stage 2: Replacement/Upgrade of Existing

Equipment and Fittings
Usually one-to-one replacement of fitting or equipment to a higher
performance equivalent. Disruption to existing operation and building
is kept to a minimum.

Examples:
• Re-lamping of Light Fittings
• High Efficiency Fans, Pumps and Motors
• Replacement of Sanitary Fittings
Effective Ways to Get High Score
on Building Energy Intensity (BEI)

Stage 3: Modification of Existing System

Modification of existing system to better control and monitoring.
Upgrades that can be implemented without overhauling the entire
system.

Examples:
• Re-switching and rezoning of light switches
• Installation of Variable Frequency Drives
• Modification of plumbing systems for condensate recovery, greywater recycling,
rainwater harvesting, etc.
• Electrical and water sub-metering
• Occupancy and Photo Sensors
Effective Ways to Get High Score
on Building Energy Intensity (BEI)

Stage 4: Introduction of Sustainable Policies and

Procedures
Drafting and implementation of sustainable operational policies and
procedure involving all occupants and visitors of the building.

Examples:
• Renovation Material Selection Guidelines
• Tenancy Lighting and Plug Load Limits
• Exterior Management Plan
• Sustainable Pest Management Plan
• Mold and Moisture Management Plan (MMMP)
• Waste and Recycling Plan
• Sustainable Purchasing Policy Plan
Effective Ways to Get High Score
on Building Energy Intensity (BEI)

Stage 5: Introduction of New “Green” Systems

Introduction of New Systems or Revamping of Entire System.
Normally involves extensive work across disciplines. Recommended
for old building in time for retrofitting or old systems due for
replacement. Disruption to occupants is high.

Examples:
• Changing of a/c systems with optimised capacity selections
• Façade Upgrading
• BIPV System
• Heat pipes/Heat Recovery Wheels
• On-site Composting
• New Green Roof
• New Skylight/ Light Tubes
Effective Ways to Get High Score
on Building Energy Intensity (BEI)
Priorities…
Energy Efficiencies
• Behavior/Culture/Operations (5%-15% savings?)
• Repair and Optimize
• Controls and Monitoring
• Change to more efficient system (Sky is the limit)
Notes
• Single Tenanted buildings often can be more
energy efficient due to the control over the
occupants
• Cost due to disruption in operation and rental loss
can be as much as the retrofitting cost itself. If
stage 5 is reached
Effective Ways to Get High Score
on Building Energy Intensity (BEI)

Setting the Scene.

Base Reference
Effective Ways to Get High Score
on Building Energy Intensity (BEI)

Auditing for Base Reference

• Establishing State of Indoor Environmental Quality
• Establishing Base Energy Consumption and Trend
• Establishing Where Energy is used
• Establishing Use of Other Resources (i.e Water)

• Status of current building energy consumption (BEI)

and energy profile.
• Identify Energy Conservation Measure (ECM)
• Demand Response Measure
• Demand shifting and load shifting measure
 Effective Ways to Get High Score
on Building Energy Intensity (BEI)

ENERGY AUDIT CONDITIONAL GRANT (EACG) UNDER THE 11TH

MALAYSIA PLAN
• Open to any industrial and commercial company with monthly consumption ≥100,000 kWh
• Application through implementation agency, SEDA (for Commercial sector) & MGTC (for Industrial
sector)
• Applicant shall appoint Energy Service Company (ESCO) registered with Energy Commission (EC)
to do the energy audit.
• Successful applicant of Energy Audit Conditional Grant (EACG) must implement the measure
recommended in the energy audit report where the cost of implementation equal or more than the
amount of grant given within 3 years.

Demand side Management

SURUHANJAYA TENAGA
ENERGY EFFICIENCY PROGRAM UNDER 11TH MALAYSIA PLAN (RMK-11) - COMMERCIAL SECTOR -
Effective Ways to Get High Score
on Building Energy Intensity (BEI)

EACG 1.0 program already ended in 2018

SURUHANJAYA TENAGA
ENERGY EFFICIENCY PROGRAM UNDER 11TH MALAYSIA PLAN (RMK-11) - COMMERCIAL SECTOR -
Effective Ways to Get High Score
on Building Energy Intensity (BEI)

ENERGY AUDIT CONDITIONAL GRANT (EACG) UNDER THE 12TH

MALAYSIA PLAN
Energy Audit Conditional Grant (EACG 2.0) is an energy efficiency programme under the 12th
Malaysia Plan (RMK-12) for the implementation year of 2021-2025. This programme is supported by
grants which were allocated for the year 2021 until 2025 to commercial and industrial sectors to
collaborate with local Energy Service Companies (ESCOs) registered with the Energy Commission
(ST) to conduct energy audit in their buildings.

Open to any industrial and commercial company with monthly consumption ≥100,000 kWh
• Application through implementation agency, SEDA (for Commercial sector) & MGTC (for Industrial
sector)
• Applicant shall appoint Energy Service Company (ESCO) registered with Energy Commission (EC)
to do the energy audit.
• Successful applicant of Energy Audit Conditional Grant (EACG) must implement the measure
recommended in the energy audit report where the cost of implementation equal or more than the
amount of grant given within 3 years.

http://www.seda.gov.my/energy-demand-management-edm/energy-audit-conditional-grant-commercial-building/
Effective Ways to Get High Score
on Building Energy Intensity (BEI)

ENERGY AUDIT CONDITIONAL GRANT (EACG 2.0) UNDER THE 12TH

MALAYSIA PLAN
What is Energy Audit Conditional Grant (EACG)?
The Energy Audit Conditional Grant is a grant provided by the government for companies based in
Malaysia to conduct energy audit within their premises by appointing an Energy Service Company
(ESCO). This phase of EACG covers both electrical and thermal energy audits. The grant limit,
according to sector is in the range of:

Commercial: RM 50,000.00 – RM 55,000.00

Industrial: RM 85,000.00 – RM 90,000.00

EACG recipients will need to invest on implementing the recommended energy saving measures
(ESM) equivalent or higher than the amount of grant received within 3 years. For the year 2021,
only 25 commercial buildings and 46 industries premises is allocated. Funding is typically limited.

http://www.seda.gov.my/energy-demand-management-edm/energy-audit-conditional-grant-commercial-building/
Effective Ways to Get High Score
on Building Energy Intensity (BEI)

Case 1
50 Storey Building,
Jalan Ampang
Effective Ways to Get High Score
on Building Energy Intensity (BEI)

NREB GBI Certification

High Rise Office Building
50 Storey office tower located off Jalan Ampang.
Has been in operation for more than 20 years, AC plant retrofitted 2012
Effective Ways to Get High Score
on Building Energy Intensity (BEI)

NREB GBI Certification

High Rise Office Building - Target

GBI Points GBI Rating

86 to 100 Platinum
76 to 85 Gold
66 to 75 Sliver
50 to 65 Certified
Effective Ways to Get High Score
on Building Energy Intensity (BEI)

NREB GBI Certification

High Rise Office Building
SET UP
1. Owners Clear Intent/Brief.
• Retrofit of AC Plant
• Airside AC Controls upgrade (On Demand FA)
• EMS Upgrade
• Recommissioning
• Full Occupancy during works
• Extremely Low Budget for other Sustainability Improvements (<75k)
2. Facilities Management Team, Commissioning Specialist, Turnkey
Contractor, GBI Facilitator
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on Building Energy Intensity (BEI)

Energy Efficiency
1. Energy Conservation Measures has been carried out for
the past 10 years by the building owner.
2. Achieved BEI of 144 kWh/m2.yr confirmed by Energy Audit
3. Main ESM is retrofitting new chilled water plant for hi and
lo zone of the building.
4. Second ECM is on airside by replacing and retrofitting VSD
and FA CO2 Control
5. Energy Management System
6. BEI reduced to 119
7. Mixed Tenanted Building
Effective Ways to Get High Score
on Building Energy Intensity (BEI)

NREB GBI Certification

Perfect Timing
Cost
1. The Chilled Water Plant was up to be modernized to a higher COP
plants designed to react to known building AC load, addressing the
minimal load, mean load, and maximum load with its best efficiency. (> 5
Million RM)

• Retrofit of AC Plant & Airside Controls

• Recommissioning
• Full Occupancy during works
• “Green” Budget of 75k was for any other Sustainability
Improvements, was not used
2. Facilities Management Team, Commissioning Specialist, Turnkey
Contractor, GBI Facilitator
Effective Ways to Get High Score
on Building Energy Intensity (BEI)
Effective Ways to Get High Score
on Building Energy Intensity (BEI)

Case 2
>50 Storeys 2
Buildings, City Centre
Effective Ways to Get High Score
on Building Energy Intensity (BEI)

NREB GBI Gold Certification

Very High Rise Office Buildings
SET UP
1. Owners Clear Intent/Brief.
• Optimize energy use
• Minimal disruption to operation
• Minimal Wastage
• Complements improvement programs being carried out concurrently
• Recommissioning
• Full Occupancy during works
• Budget for upgrading of BMS, EMS
2. Facilities Management Team, Commissioning Specialist, Turnkey
Contractor, GBI Facilitator
Effective Ways to Get High Score
on Building Energy Intensity (BEI)

Improvement Programs
• Relamping works for offices reducing lux level of 500-600 lux
to an average of 350 lux (on working plane). Change from
Flourescents to LEDS
• Improvement and Recalibration of on Demand Fresh air
intake to Spaces
 Current Energy Use and Energy
Conservation Measures
Menara
Tenggara

Menara
Menara
Barat
Tenggara
Daya

20 Million RM. Performed Better than anticipated at 111 kWh/m2.yr. Single Tenanted Buildings
Effective Ways to Get High Score
on Building Energy Intensity (BEI)
Effective Ways to Get High Score
on Building Energy Intensity (BEI)

Case 3
50 Storeys Building,
City Centre
Effective Ways to Get High Score
on Building Energy Intensity (BEI)

NREB GBI Silver Certification

High Rise Office Building
SET UP
1. Owners Clear Intent/Brief.
• Optimize energy use
• Minimal disruption to operation
• Minimal Wastage
• Complements improvement programs being carried out concurrently
• Recommissioning
• Full Occupancy during works
• Budget for upgrading of BMS, EMS
2. Facilities Management Team, Commissioning Specialist, Turnkey
Contractor, GBI Facilitator
Effective Ways to Get High Score
on Building Energy Intensity (BEI)

ECMS BEI (FVR) TOWER

Menara 3
Tegak
Plug Load Control (2W/m2 NLA) 128.8

Retrocomissioning (15%) 131.3

Motion Sensor (15%) 133.8

Photosensor (20%) 136.6 BEI (FVR)

Lighting (25%) 137.9

Adjusted BEI 147.4

115.0 120.0 125.0 130.0 135.0 140.0 145.0 150.0

Mixed Tenancy. < 4 Million RM

Effective Ways to Get High Score
on Building Energy Intensity (BEI)
Effective Ways to Get High Score
on Building Energy Intensity (BEI)

THANK YOU
Ir. Ahmad Izdihar
mGBC Past President - Session 2016-2017
Rev00 - 2021