Monitor performance using smart meters and management systems

To increase energy efficiency and lower running costs it is important to measure how your building ‘performs’ in operation.

This helps to design improvements, whether installing simple monitoring equipment or doing a complete retrofit.

It is expected that building performance data will eventually become part of minimum standards required by law.

Understand building performance
Get ahead of rising standards and costs
Use kWh/m2 to measure
Work out what to monitor
Gather data using smart meters and management systems
Adjust building controls
Get finance and support

Understand building performance

‘Operational’ or ‘in-use’ energy performance measures how building efficiency based on its operating needs.

For businesses that own, manage or occupy buildings operational energy performance affects levels of:

energy use
running costs
occupant satisfaction
carbon emissions

Understanding in-use operations can help to:

optimise existing systems and services
drive behavioural changes
identify needed retrofits or new equipment

Get ahead of rising standards and costs

To meet current energy performance standards, owners of rented buildings must prove they are designed to operate efficiently.

As this does not account for the actual use of the building, the government is considering additional ‘performance based’ requirements. This will start with private buildings more than 1000 m2 in England and Wales.

It is not clear when this will apply to smaller private buildings. However, you should still closely monitor energy use.

Monitoring energy use helps you:

avoid surprises when you receive monthly energy bills
identify what improvements have the most potential for savings

Use kWh/m2 to measure

The government has proposed that kWh/m2 become the standard for measuring energy performance.

Using kWh/m2 data is easier for measuring energy performance, both to access and calculate, than other methods.

To get this number, you need annual energy consumption in kWh divided by the floor space of your premises.

The use of natural gas and other fuels can be converted to kWh.

Work out what to monitor

As different users control how energy is consumed on site, there are different ways to work out the scope of performance monitoring.

Central services only

Only ‘central’ services such as building heat and ventilation are monitored if you are a building owner or manager that does not occupy the premises.

The government calls this a ‘base rating’ since it doesn’t account for tenant operations.

Entire building including activities

The entire premises can be monitored if a building is occupied by the owner or a single tenant.

This ‘whole building rating’ includes central services and all building activities that use energy.

Single units within a building

Monitoring single units within a building applies to single tenants as part of a multi-tenant building. It includes all energy consumed in a tenant’s space.

Under the current government proposal this monitoring would be voluntary as tenants don’t have control over central building services.

Gather data using energy bills, smart meters and management systems

Based on the scope of monitoring needed, start by measuring energy usage in the areas you control.

Do this by:

adding up energy usage from your monthly bills
installing ‘smart’ meters and sub-meters
hiring a professional to install a whole monitoring system

Depending on your business size it can be helpful to assign your energy management programme to a particular job role or working group.

This helps make energy savings a business priority and ensures measuring energy use continues despite staff turnover.

Add up past energy bills

The easiest way to get a baseline is to add up your energy bills for a minimum of 12 months.

Make sure the review period includes:

data from winter and summer
all relevant energy sources including electricity, gas, propane and LPG

This is a helpful first step toward measuring performance and making a plan for improvements.

Install smart meters

Smart meters are being rolled out to small businesses across Great Britain.

They provide you with accurate data about your energy usage and send automatic readings to your supplier. During high usage, you can check which appliances are in use and how much energy they use.

This means you’ll no longer receive estimated bills and will have more control over your energy spend.

Smart meters are generally installed at no extra cost.

Contact your energy supplier, who can arrange to install a smart meter at a time and date that suits you.

If you rent your business premises, talk to your landlord about having one installed.

Find out more on the Smart Meters website.

Sub-meter different areas, activities or equipment

Sub-meters measure the energy usage of a particular business area, activity or type of equipment.

Use sub-meters to identify business areas that are costly and where you can save. For example, a sub-meter can give you separate information on energy use for:

Heating, Ventilation, and Air Conditioning (HVAC)
lighting
individual floors
energy-intensive machinery

You can use data to vary the time when equipment is operated to:

align with a lower cost tariff
maximise solar power if you use this

Load-shifting can have a major impact on energy saving by reducing peak demand and the associated cost. This is particularly important in businesses with more complex energy consumption.

Simple models that monitor electricity cost as little as £20. These are good for measuring individual appliances or outlets. Basic commercial gas meters start around £200.

To get more accurate data, several companies offer customised services that: