BY CHARLES L. HOLDEN, CPM
ESPLANADE GARDENS, INC.
When deregulation of the energy industry by Con Edison became effective in 1999, the price of electricity skyrocketed in the northeast region resulting in tremendous financial pressure on many housing companies, forcing managers to seek alternative methods of obtaining energy. Concurrent with that was the price increase of oil and natural gas. As the managing agent of a large housing cooperative, I was compelled to embark upon a research program that would render methods to mitigate those price increases, reduce cost, as well as increase services and revenue.
I attended a seminar on co-generation and micro-turbines. It was fascinating because I always envisioned a Con Ed type facility to make electricity, but here were micro turbines, the size of a refrigerator, and as quiet. There are co-ops in the metropolitan area that co-generate electricity, but not with turbines. This technology began around twelve years ago, however the results in co-generating energy are the same: reduced electrical billing.
Energy management consultants were brought in and an audit of the housing company's usage billing was performed to determine the patterns of demand. The New York State Energy Research and Development Authority (NYSERDA) performed a survey to report on conservation measures that could be implemented based on equipment capacities, laws, tariffs, building codes, rules and regulations, as they exist to date. Heating consultants and more engineers were contracted for their expertise and all components of our HV system were tested.
Managers have a responsibility to define what actions can be taken and communicate this information to their Board of Directors whether their properties are subsidized or market.
Efficiency and conservation will not be obtained unless supported by the latest technology and licensed engineers who are current with the latest trends and changes. Sub-metering for large housing complexes is extremely beneficial. Most households today have computers and most appliances are equipped with some type of computer chip. If residents pay for their use of electricity, they are less likely to abuse it, thereby reducing costs. A duel fuel heat distribution system will render flexibility when the price of oil and natural gas fluctuates.
A heat recovery system using turbines to co-generate electrical energy is the latest technology. The use of a turbine is based on the same principal as a jet engine - integrating air bearing electronics with state-of-the-art software, utilizing returned waste heat condensate that automatically converts into electricity, thereby eliminating the possibility of a blackout during peak season, reducing the cost per kilowatt hour and increasing the company's cash flow to implement other programs and projects.
A wealth of knowledge was obtained during this project and I hope to share more information with you at a later date.