Building Performance Evaluation Final

Reporting Non Domestic Building Energy Performance after a TM22 Analysis

Robert Cohen, September 2013

1. Background
CIBSE TM22 (2012 version) is being employed by all TSBs non-domestic BPE projects to provide
analysis of a buildings annual energy performance. TM22 is a set of spreadsheets which create a
framework or template to formalise and harmonise the calculation of building energy performance.
It starts with calculation and benchmarking of whole building annual energy use, separately for
thermal energy and electricity. It then allows calculation and benchmarking of each end use of
energy, with a focus on electricity use. It aims to reach an understanding of the roots of energy
consumption: the power density (W/m2) of installed equipment and its annual hours of use, split
between different times of the week defined by the buildings core hours of occupancy. Where half
or quarter hourly data are available, a module of TM22 enables load profiles to be reviewed and
generates a truth model for the time profile of energy use calculated within TM22.

2. Introduction
This document aims to advise BPE project teams about how to write up the TM22 analysis in their
BPE project reports.

A few first principles

A. Assess the use of electricity and non-electricity separately, generally using kWh/m2 as the
metric. Do not consider total delivered energy (summing electricity and non-electricity kWh)
because electricity and fossil fuel have very different unit costs and environmental impacts.
Where a single overall performance metric is needed, use the annual total CO2 emissions
arising from the use of the building expressed in tonnes or normalised to kgCO2/m2. Always
state clearly the carbon emission factors (kg CO2/kWh) used for each energy supply.
B. Many BPE projects have on-site renewables or CHP which contribute to the amount of
thermal energy and electricity used in the building. Where this is the case, it is necessary to
report two forms of assessment:
a. A conventional benchmarking of the energy supplies delivered to the building, i.e.
the purchased energy sources. This is the burden the building is placing on the
national energy supply infrastructure and is the same assessment as is undertaken
by a Display Energy Certificate (DEC).
b. A separate assessment of the energy efficiency of the building itself, which is
determined by how much thermal energy and electricity is being used to provide all
the energy needs of the building, what TM22 calls the building energy use (BEU).
NB It would be good practice to report as a KPI (like it appears on a DEC), the contribution to
thermal energy and electricity BEU from on-site renewables. This is done by calculating the
extra conventional energy supplies that would have had to have been delivered to the
building if the on-site renewables were not present (as per CEN Standard EN 15603).
C. Think of energy used by the building and in the building (we are concerned with both):
Energy used by a building enables people to do things in a comfortable environment e.g.
heating, hot water, ventilation, cooling and lighting. Historically, these have been the
energy end uses in a building which government has tried to influence through
regulation, hence they are often referred to as the regulated loads.
Energy used in a building includes in addition energy end uses such as information and
communications technology (ICT), process plant (such as freezers in a supermarket or
machinery in a workshop), other equipment depending on the building type, catering,
lifts, task lighting and external lighting.

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3. Recommended reporting format

A. Describe the building
Paint a picture for the reader of the key attributes of the building which will influence its annual
energy performance. State clearly the building type (or types if mixed-use) and the gross internal
area (GIA) of each type in m2 and when it was constructed, completed and first occupied. Say which
organisation(s) is/are occupying the building, whether it is fully or partially occupied and whether
this constitutes an average, low or high intensity of use. Note as well any other measures of extent
recorded in TM22, such as net lettable area (NLA), sales floor area in shops or number of bedrooms
in a hotel. Although not covered by TM22, it is also worth mentioning if the GIA includes a
significant amount of unconditioned area, such as unoccupied attics or basements.

Summarise in one short paragraph the main activities taking place in the building, especially any that
are relatively energy intensive and not common for the building type e.g. a pottery kiln in a school.
Include the main hours of occupancy and what, if any, use is made of the building out of hours.

B. Simple assessment of the annual energy use

Give the total annual delivered energy for each energy type (imported supplies, exports and
renewables) in kWh or MWh1 and their normalised values in kWh/m2 GIA. If there is CHP present,
give its capacity, running hours, fuel use and useful energy outputs. Note the energy used by any
special or separable energy uses. Copy the Building Energy Summary from the Building and
metered data page into your report and the Unit values from the Simple assessment:

Cut and paste the first graph from the Simple Assessment in TM22 to provide the basic comparison
of the buildings actual energy use compared with benchmarks:

NB The Benchmark from DEC values are tailored to each building by degree day region and hours of
use and account for any mixed use. The Raw TM46 values are tailored only for any mixed use and
should be shown only if an official DEC is not available.
1
To avoid spurious accuracy, it is suggested that kWh would be appropriate for values < 100,000 kWh,
rounded to the nearest 100, and integer MWh where values equal or exceed 100 MWh.

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If there are any special or separable energy uses, cut and paste the second graph from the Simple
Assessment to indicate performance excluding separables against the benchmarks:

If there are any renewable energy uses, cut and paste the third graph from the Simple Assessment to
illustrate their contribution:

Compare and contrast the buildings electricity kWh/m2 and non-electricity kWh/m2 with the
benchmark values. Comment also on the buildings overall performance measured in kgCO2/m2.
Where less conventional supply technologies are present, e.g. a heat pump, CHP, absorption chiller,
etc., the split between the fossil-fuel and electricity supplied will be distorted from its usual balance
and this should be clearly explained at this stage. The Detailed assessment section of TM22 looks at
the Building Energy Use (see section 2B of this document) which enables a meaningful comparison
with conventional benchmarks to be made in these cases.

If annual energy performance data are available for similar buildings (outside of TM22), compare the
subject building with its peers. Separate comparison of electricity and non-electricity kWh/m2 is
often the most revealing, as in the following examples for primary schools in one county:

Compare the actual performance with Design predictions/aspirations for overall performance and
comment on any reality gap.

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C. Detailed assessment of energy use

TM22 disaggregates electricity and thermal energy demand into up to 20 energy end use categories.
15 of these categories are the same for every building; the remaining five are selected by the user
according to the activities in the building being studied. The next stages of your report on the TM22
analysis should look at the electricity and thermal energy demand breakdowns in turn.

Fuel/thermal breakdown
Use the building heat demand by end use graphic from the detailed assessment. It shows the end
uses of heat produced by fossil-fuel-fired boilers and CHP and on-site renewables like solar thermal:

The Fuel/Thermal Breakdown worksheet provides a limited scope within TM22 to review the
demand for thermal energy and the improvement potential. There are also some simple ways to do
this outside the model.

Space heating
For buildings with very low energy aspirations, one can consider using the 15 kWh/m2/year
PassiveHaus standard for heating (and cooling) demand as the space heating demand part of the
user specified benchmark. Remember the benchmark is entered into TM22 as a fuel input value, so
15 kWh/m2/year of heat demand should be entered as, say, 18 kWh/m2/year of fossil-fuel input.

The user specified benchmark for fossil fuel use might alternatively be set at its design value taken
from an SBEM or DSM model. For simple buildings, one can easily calculate the space heating
demand from basic physics ((UA + Ventilation losses [W/K]) * Degree days) divided by GIA to give
kWh/m2/year demand and divided by annual boiler efficiency to get space heating fossil fuel use.

Water heating
Energy Consumption Guide 19 has benchmarks for fossil fuel use for water heating in offices which
could help to build up the user specified benchmark (note values are per m2 treated floor area):

Or one can make an estimate of how much hot water is used in a year and use basic physics:
heat demand = volume of hot water used * density * specific heat * T. With centralised hot water
generation, storage cylinder, boiler and pipe losses can have a very high and unpredictable impact,
with overall efficiency as low as 10-20%.

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Catering gas
Energy Consumption Guide 19 also has benchmarks for fossil fuel use for catering in offices which
could help to build up the user specified benchmark. Ideally, the gas used for catering will be sub-
metered otherwise it may be necessary to use a benchmark to estimate the actual value, so that the
benchmarking analysis can focus on the fossil fuel used for space and water heating.

Electricity breakdown
Much of the effort expended on TM22 aims to produce a reliable electricity end use breakdown.
Whilst the analysis always deploys a resolution of up to 20 end use categories, presentation of the
results is often much clearer for the reader if it has less granularity. TM22 therefore offers options
to report the end use breakdown with a lower level of resolution, i.e. 12 or 7 end uses. The
preferred level provides an optimum balance between granularity and aggregation and follows the
Draft international standard ISO/DIS 12655 Energy performance of buildings Presentation of real
energy use of buildings which recommends building energy use is classified under 12 categories:
Space heating, space cooling, air movement and domestic hot water.
Lighting and household/office appliances.
Indoor transportation and building auxiliary devices (e.g. pumps and controls).
Cooking, cooling storage, data centres (e.g. ICT and computer rooms) and other special uses.

This resolution of end use categories is provided on the ISO 12 ECON 19 worksheet. TM22 offers an
additional option at this resolution by allowing the user to show the benchmarks for any one of the
four types of office featured in ECON 19. These benchmarks are themselves broken down by energy
end use and thereby offer far greater insight than just the totals for electricity and fossil-fuel
available for the benchmarks at resolutions of 20 or 7 end uses. The ISO 12 option is strongly
recommended if the building activities in any way bear comparison with an office, because end use
benchmarks will help to diagnose specific opportunities for improvements.

Whichever resolution you select, copy the respective Electricity energy demand by end use graphic
from the detailed assessment into your report. The example below is from the ISO 12 ECON 19
worksheet and includes end use benchmarks for an ECON 19 Type 3 office (use the descriptions in
ECON 19 to select the most applicable office Type to your building):

If the building really does require a resolution of 20 end uses, the comparable graphic is found on
the Sub-system analysis worksheet. Alternatively, if the audience for the report is less concerned
with technical detail, the graphic with a resolution of just 7 end uses may work better and is found
on the Carbon Buzz 7 worksheet (see the graphic below from the TM22 analysis of the same
building as above). The 7 end uses align with the reduced set used by the Carbon Buzz platform
(http://www.carbonbuzz.org/).

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The results should be presented in tabular form, as well as graphically. Copy the relevant columns of
the table on the worksheet from which you have taken the graphic. The ISO 12 ECON 19 worksheet
is the only one which offers energy end use benchmarks, as per the following example:

Compare and contrast the Actual end use kWh/m2 with the Typical and Good Practice benchmarks,
where these are relevant. Consider any plausible explanations for good or poor actual performance
e.g. longer hours of use, more efficient technology or control, higher or lower intensity of use, etc..

It should then be fruitful to explore how each energy end use kWh/m2 value is made up from the
roots of consumption: specific power, service level efficiency, hours of use and efficiency of control
(automatic and management/behavioural factors). ECON 19 provides this tree diagram benchmark
data for lighting, fans and pumps and small power, as shown in the tables below:

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The detailed assessment sub-system analysis worksheet (where the energy breakdown is by the full
20 end use categories) shows overall building average installed loads (W/m2) for each end use. Note
that this figure will only be correct if you have designated duplicate rows where applicable in the In
use worksheet, i.e. where the same equipment is entered on more than one row in order to capture
its use at different times of the working week. The same table gives the overall building average full
load hours of operation for each end use:

Using the above table and other information as necessary, calculate the Actual value for each root of
consumption and compare with the respective benchmark. Bear in mind that technology has moved
on since ECON 19 was written, and in new buildings, system efficiencies e.g. lighting (W/m2/100 lux)
and specific fan power (W/l/s) should be better now, but such improvements can be counteracted
by higher provision e.g. light levels higher than the 400 lux and ventilation rates greater than the 8

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l/s/person recommended for office work. PCs, screens and printers can also have lower power
requirements than those in ECON19, but this can be offset by people using more than one screen.

D. Improvement potential
TM22 is designed to provide a coherent picture of how the energy performance of a building might
be improved. This is done on the Improved worksheet by importing the final in use analysis and
then adjusting values to reflect potential improvement opportunities. A key benefit of this approach
is to avoid double-counting overlapping measures, for example improving the efficiency of an end
use and reducing the number of hours for which it is in operation. Use TM22 to identify and analyse
explicit energy saving measures and quantify the energy and carbon savings. For completeness, and
outside of TM22, you might do some calculations of the capex involved in improvements and
compare these with predicted annual energy running cost savings.

E. Review of consumption profiles and base loads

Where half or quarter hourly data are available for utility or sub-meters, the TM22 half hourly data
module produces diurnal profiles for weekdays and weekends for each meter:

These charts are invaluable for examining out of hours electricity use (base load) i.e. during the night
time and at weekends, depending on the building type and use of the building. If the building is
closed over public holidays, it is useful to check whether the BMS is overriding the normal
operational profile. In most non-domestic buildings, the amount of time outside core hours is longer
than the core hours. For example, a building which is mainly occupied for 10 hours every weekday
has 50 core hours per week, which is only 30% of all the hours in a week. This can often mean that
overall, as much energy is used when the building is unoccupied as when it is in use.

Much out of hours energy use is unnecessary and wasteful. Use the profiles to calculate the base
load i.e. the typical out of hours power load (W/m2) and then benchmark the value against good
practice and peers. For example, typical office base loads are in the 10 15 W/m2 range; if the
Actual building is above this range it is likely to be wasting a lot of energy. Getting below 10 W/m2
might be a reasonable initial target. Base load checks should be reported for each sub-meter with a
half-hourly profile to identify which equipment is running out of hours and if this is necessary.

4. Postscript: methodology and reconciliation

Although you may have slaved long and hard to arrive at a final reconciled TM22 analysis of your
building, many readers of your report will not expect to have to read a blow by blow account of your
labours. It is therefore recommended to list in a short annex to the report any assumptions you
have made when doing the TM22, which you think a technically minded reader will be interested in.
You should always be prepared to allow the reader to view the TM22 workbook itself and this should
of course be well documented with notes, potentially on a line by line basis, to provide an audit trail
for most entries. The intention there is to ensure that someone looking at the TM22 six or twelve
months after it was completed can easily see the sources of and/or justifications for the data inputs.

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