Minnesota Multifamily Rental Characterization Study

Transcription

1 Minnesota Multifamily Rental Characterization Study Jeannette LeZaks February 25, 2014 Duluth Energy Design Conference

2 CONTINUING EDUCATION In accordance with the Department of Labor and Industry s statute , Subd. 11, This educational offering is recognized by the Minnesota Department of Labor and Industry as satisfying 1.5 hours of credit toward Building Officials and Residential Contractors continuing education requirements. For additional continuing education approvals, please see your credit tracking card.

3 OVERVIEW ABOUT THE ENERGY CENTER RESEARCH EDUCATION conduct efficiency research educate energy professionals DESIGN ASSISTANCE POLICY ANALYSIS design efficient buildings prepare policy analyses

4 OVERVIEW PROJECT PARTNERS

5 OVERVIEW PROJECT GOALS Characterize the MN MF building stock Benchmark energy use Assess efficiency opportunities Explore attitudes and behavior of tenants and owners/managers

6 OVERVIEW BACKGROUND

7 OVERVIEW BACKGROUND

8 OVERVIEW BACKGROUND

9 OVERVIEW SAMPLING BUILDINGS 5 to 9 unit buildings

10 OVERVIEW SAMPLING BUILDINGS 10 to 19 unit buildings

11 OVERVIEW SAMPLING BUILDINGS 20 to 49 unit buildings

12 OVERVIEW SAMPLING BUILDINGS 50+ unit buildings

13 OVERVIEW BUILDING AGE GROUPS PRE-WORLD WAR II

14 OVERVIEW BUILDING AGE GROUPS POST-WORLD WAR II

15 OVERVIEW BUILDING AGE GROUPS POST ENERGY CRISIS

16 OVERVIEW BUILDING AGE GROUPS Pre WII 30% 24% 14% 0% 22% Post WWII 38% 66% 43% 40% 49% Post-Energy Crisis 7% 3% 25% 46% 13% Other 24% 7% 18% 13% 16% 5-9 units units units 50+ units Overall Columns sum to 100% Area of shaded circles are proportional to column percent

17 Minnesota Multifamily Rental Characterization Study BUILDING CHARACTERISTICS

18 BUILDING CHARACTERISTICS HEATING SYSTEMS OVERALL TYPE 100% 90% 80% 70% 60% 50% 40% 30% 20% 10% 0% Boiler, 87% Forced air furnace, 10% Other, 2% Boiler Forced air furnace Other

19 BUILDING CHARACTERISTICS HYDRONIC HEATING SYSTEMS Energy related features EFFICIENCY CLASS VENT DAMPERS CONTROLS DISTRIBUTION SYSTEM

20 BUILDING CHARACTERISTICS HYDRONIC HEATING SYSTEMS Energy related features EFFICIENCY CLASS VENT DAMPERS CONTROLS DISTRIBUTION SYSTEM

21 BUILDING CHARACTERISTICS HYDRONIC HEATING SYSTEMS Energy related features EFFICIENCY CLASS VENT DAMPERS CONTROLS Percent mean: 77.8 ± 1.4 DISTRIBUTION SYSTEM Measured steady-state efficiency (%) (for 48 measured boilers)

22 BUILDING CHARACTERISTICS HYDRONIC HEATING SYSTEMS Energy related features EFFICIENCY CLASS VENT DAMPERS CONTROLS DISTRIBUTION SYSTEM

23 BUILDING CHARACTERISTICS HYDRONIC HEATING SYSTEMS Energy related features EFFICIENCY CLASS VENT DAMPERS CONTROLS DISTRIBUTION SYSTEM

24 BUILDING CHARACTERISTICS HYDRONIC HEATING SYSTEMS Energy related features EFFICIENCY CLASS VENT DAMPERS CONTROLS DISTRIBUTION SYSTEM

25 BUILDING CHARACTERISTICS HYDRONIC HEATING SYSTEMS Supply return measurements Daily boiler supply/return temperature (F) Site A Site B Site C Site D Site E Site F Site G Site H Site I Site J Site K Site L Site M (condensing) Supply Return Daily outdoor temperature (F)

26 BUILDING CHARACTERISTICS AIR CONDITIONING Common types of A/C units WINDOW A/C SLEEVE A/C

27 BUILDING CHARACTERISTICS AIR CONDITIONING Common types of A/C units 28% 59% WINDOW A/C SLEEVE A/C

28 BUILDING CHARACTERISTICS AIR CONDITIONING Common types of A/C units Provided by landlord: 76% Provided by tenant: 24% 28% 59% WINDOW A/C SLEEVE A/C

29 BUILDING CHARACTERISTICS AIR CONDITIONING Nameplate capacity Percent mean: 9.0 ± Nameplate EER For 94 units with nameplate information.

30 BUILDING CHARACTERISTICS WATER HEATERS Common types Individual conventional tank 8% Central conventional tank 68% Indirect-fired with dedicated boiler 15% Indirect fired with shared boiler 9%

31 BUILDING CHARACTERISTICS WATER HEATERS Common types Individual conventional tank Central conventional tank Indirect-fired with dedicated boiler Indirect fired with shared boiler

32 BUILDING CHARACTERISTICS WATER HEATERS Common types Individual conventional tank 80% 70% Central conventional 60% tank 50% 40% Indirect-fired with 30% dedicated boiler 20% 10% 0% Electric Indirect fired with shared boiler DHW Ven=ng Low efficiency: no damper Mid efficiency: vent damper High efficiency: power vented

33 BUILDING CHARACTERISTICS WATER HEATERS Common types Individual conventional tank Central conventional tank Indirect-fired with dedicated boiler Indirect fired with shared boiler

34 BUILDING CHARACTERISTICS WATER HEATERS Common types Individual conventional tank 60% 50% Central conventional tank 40% 30% Indirect-fired with 20% dedicated boiler 10% 0% Low efficiency: no damper Indirect fired with shared boiler DHW Ven=ng Mid efficiency: vent damper High efficiency: power vented

35 BUILDING CHARACTERISTICS WATER HEATERS Common types Individual conventional tank Central conventional tank Indirect-fired with dedicated boiler Indirect fired with shared boiler

36 BUILDING CHARACTERISTICS WATER HEATERS Common types Individual conventional tank 60% 50% Central conventional 40% tank 30% 20% Indirect-fired 10% with dedicated boiler 0% Low efficiency: no damper Indirect fired with shared boiler DHW Ven=ng Mid efficiency: vent damper High efficiency: power vented

37 BUILDING CHARACTERISTICS WATER HEATERS Common types Individual conventional tank Central conventional tank Indirect-fired with dedicated boiler Indirect fired with shared boiler

38 BUILDING CHARACTERISTICS WATER HEATERS Common types Individual conventional tank 60% DHW Ven=ng 50% Central conventional tank 40% 30% Indirect-fired with 20% dedicated boiler 10% 0% Low efficiency: Indirect fired with shared no boiler damper Mid efficiency: vent damper High efficiency: power vented

39 BUILDING CHARACTERISTICS WATER HEATERS Firing capacity (kbtu/hr) per housing unit Firing capacity 0z Units in structure (Excludes indirect-fired systems that share a space heating system)

40 BUILDING CHARACTERISTICS WATER HEATERS Storage capacity Gallons per housing unit Units in structure

41 BUILDING CHARACTERISTICS WATER HEATERS Hot water delivery temperature 40 Mean: 125 ±2 Percent Hot-water temperature at kitchen sink (F) For measurements in 299 apartments

42 BUILDING CHARACTERISTICS WATER HEATERS Showerhead flow Mean: 2.35 ±0.19 Percent > Gallons per minute (full-flow) For 331 measured showerheads

43 BUILDING CHARACTERISTICS LIGHTING Distribution of luminaires, watts and lighting energy % In-unit, plug-in 58% 15% 72% 10% 42% percent (mean per housing unit) In-unit, hard-wired 21% Commonarea Luminaires (10.2) 12% Connected watts (800) 48% Annual kwh* (990) *based on estimated operating hours

44 BUILDING CHARACTERISTICS LIGHTING Type Monitoring of in-unit lighting Loca=on Number in sample Mean hours per day operated Hard- wired fixture Plug- in Kitchen ±1.2 Bedroom ±1.1 Bathroom ±0.9 Living room ±0.8 Bedroom* ±1.4 ± values are approximate 95% confidence intervals *Excludes one luminaire that was operated 21 hours per day on average. Including this case raises the category average to 2.7±2.2 hours per day

45 BUILDING CHARACTERISTICS LIGHTING Monitoring of in-unit lighting Bathroom (n=19) Bedroom (n=41) 30 Percent of time on Kitchen (n=31) Living room (n=37) am noon 6pm 6 am noon 6pm Hour of the day Combined results for hard-wired and plug-in luminaires

46 BUILDING CHARACTERISTICS IN-UNIT REFRIGERATORS Age of refrigerators 45% 42% 40% 35% 30% 30% 25% 20% 15% 10% 6% 9% 13% 5% 0%

47 Minnesota Multifamily Rental Characterization Study ENERGY EFFICIENCY OPPORTUNITIES

48 ENERGY EFFICIENCY OPPORTUNITIES ENERGY OVERVIEW Energy allocation Annual cost per housing unit $800 $600 $400 $200 Total $745 Water $305 Electricity for common areas $115 Gas for domestic hot water $75 Gas for space heating $250 Total $360 Air conditioning $45 Electricity for lights and appliances $315 $0 Landlord-paid Tenant-paid

49 ENERGY EFFICIENCY OPPORTUNITIES ENERGY OVERVIEW Heating energy intensity Heating energy intensity Btu/ft 2 /HDD Individual building Period median 0 Pre 1930s (n=11) 1930s-1950s (n=10) 1960s (n=24) 1970s (n=19) 1980s (n=7) (n=11) Period built

50 ENERGY EFFICIENCY OPPORTUNITIES OPPORTUNITIES OVERVIEW Energy efficiency opportunities Lighting upgrades and bulb replacement High-efficiency heating systems High-efficiency water heaters Showerheads and faucet aerators Upgrading appliances Energy Star qualified windows

51 ENERGY EFFICIENCY OPPORTUNITIES OPPORTUNITIES OVERVIEW Calculating payback FULL RETROFIT vs. UPGRADE ON REPLACEMENT

52 ENERGY EFFICIENCY OPPORTUNITIES OPPORTUNITIES OVERVIEW Median simple payback In-unit lights: T-12 to T-8 fluorescent Lighting controls: occupancy sensor (basement) Convert to indirect-fired water heating Window replacement Common lights: HID to LED exterior/garage High efficiency furnace Lighting controls: exterior photocell Programmable thermostat Electric to gas clothes dryer Energy Star refrigerator Energy Star sleeve/window AC Heating system tune-up High efficiency boiler Boiler vent damper Boiler reset control High-efficiency commercial-size water heater High-efficiency residential-size water heater Common lights: T-12 to T-8 fluorescent Exit light replacement Energy Star clothes washer Boiler pipe insulation In-unit lights: Incandescent to CFL Low-flow showerhead Faucet aerator Common lights: incandescent to CFL (n=17) (n=71) (n=5) (n=43) (n=83) (n=8) (n=15) (n=11) (n=5) (n=58) (n=91) (n=27) (n=75) (n=67) (n=39) (n=60) (n=8) (n=46) (n=12) (n=100) (n=53) (n=117) (n=99) (n=73) (n=66) Measures in italics are treated as incremental upgrades at end of life. Other measures are treated as retrofits Median payback period (years) (n = number of buildings in study sample where measure was judged to be applicable)

53 ENERGY EFFICIENCY OPPORTUNITIES OPPORTUNITIES OVERVIEW Annual savings per housing unit Building size (units) 5-9 Without regard to payback year or better payback year or better payback year or better payback Gas Electricity Water $0 $100 $200

54 ENERGY EFFICIENCY OPPORTUNITIES OPPORTUNITIES OVERVIEW Measure contribution to aggregate cost savings potential In-unit lights: Incandescent to CFL High efficiency boiler Low-flow showerhead Energy Star clothes washer High-efficiency commercial-size water heater Faucet aerator Common lights: HID to LED exterior/garage Boiler vent damper Window replacement Common lights: incandescent to CFL Energy Star sleeve/window AC All others 21% 23% 27% 42% 14% 16% 12% 1% 13% 15% 17% 26% 10% 9% 9% 0% 8% 10% 9% 9% 6% 7% 8% 12% 6% 2% 1% 0% 5% 6% 5% 0% 4% 0% 0% 0% 3% 3% 4% 6% 2% 2% 0% 0% 9% 8% 7% 4% Without regard to payback 10-year or better payback 5-year or better payback 2-year or better payback Columns sum to 100% Area of shaded circles are proportional to column percents Measures in italics are treated as incremental upgrades at end of life. Other measures are treated as retrofits

55 ENERGY EFFICIENCY OPPORTUNITIES MULTIFAMILY SPECIFIC ISSUE Landlord Payback... 69% 68% 66% 49% Landlord / tenant split No screen <10-year <5-year <2-year Tenants 31% 32% 34% 51% Building size... 68% 70% 60% 72% % 30% 40% 28% Measure type... 92% 95% 14% 89% Heating/Cooling Hot water Lighting Appliances 8% 5% 86% 11%

56 Minnesota Multifamily Rental Characterization Study TENANT / OWNER ATTITUDES

57 TENANT / OWNER ATTITUDES DEMOGRAPHICS OF TENANTS 70% Household composition 60% 50% 40% 30% 20% 5 to 9 units 10 to 19 units 20 to 49 units 50+ units 10% 0% % one person household % with senior % with children

58 TENANT / OWNER ATTITUDES DEMOGRAPHICS OF TENANTS Years in current unit 45% 40% 35% 30% 25% 20% 15% 10% 5 to 9 units 10 to 19 units 20 to 49 units 50+ units 5% 0% < 1 year 1 to 2 years 3 to 4 years 5 to 10 years More than 10 years

59 TENANT / OWNER ATTITUDES TENANT SURVEY RESULTS Factors in deciding where to rent Rent Location Apartment Size # Of Bedrooms Energy Cost Parking Amenities Transit Proximity Building Size not at all important very important

60 TENANT / OWNER ATTITUDES TENANT SURVEY RESULTS Comfort levels between summer and winter How would you describe the general level of comfort in your apartment unit in winter/summer? Summer Winter 5-9 units units units 50+ units All 5-9 units units units 50+ units All Uncomfortable Comfortable very somewhat somewhat very n= 1,045 (winter); 1,074 (summer) percent

61 TENANT / OWNER ATTITUDES TENANT SURVEY RESULTS Incidence of reporting comfort issue Winter comfort Summer comfort Air quality Hot water LighRng Any of above 0% 5% 10% 15% 20% 25% 30% 35% 40% 45%

62 TENANT / OWNER ATTITUDES TENANT SURVEY RESULTS Type of temperature control 70% 60% 59% 50% 40% 30% 20% 17% 18% 10% 3% 4% 0% Regular tstat Prog tstat Dial control On/off switch No control

63 TENANT / OWNER ATTITUDES TENANT SURVEY RESULTS Evidence of setback 80 no evidence of setback evidence of setback - 25% (central heat); 38% (individual heat) Avg. indoor temperature (F) Avg: 71.9 Avg: Central heat (Tenant does not pay heating bill) Individual heat (Tenant pays heating bill) By apartment, sorted from lowest to highest temperature within heating type. Normalized to average Dec-Feb outdoor temperature

64 TENANT / OWNER ATTITUDES OWNER SURVEY RESULTS Who is likely to have the largest say in... Replacing in-unit appliances Replacing hallway lighting Purchasing new water heater 5-9 units units units 50+ units 5-9 units units units 50+ units 5-9 units units units 50+ units Painting an apartment Roofing Replacing a furnace or boiler 5-9 units units units 50+ units 5-9 units units units 50+ units 5-9 units units units 50+ units Replacing bath/kitchen fixture Replacing window/wall A/C unit units units units 50+ units 5-9 units units units 50+ units Percent Owner Management company Maintenance staff Other

65 TENANT / OWNER ATTITUDES OWNER SURVEY RESULTS Changes expected Heating system upgrade Plumbing upgrade A/C upgrade Kitchen upgrade Bathroom upgrade Security system Handicapped accessibility 5-9 units units units 50+ units Percent

66 TENANT / OWNER ATTITUDES OWNER SURVEY RESULTS Factors in deciding to make a change Resale value of the building Staying competitive Tenant comfort Safety concerns Reducing utility costs Ability to charge higher rent Reduced maintenance costs Vacancy rates in the area 5-9 units units units 50+ units Not important Somewhat important Important Very Important

67 TENANT / OWNER ATTITUDES OWNER SURVEY RESULTS Energy costs in relation to other costs Percentage of respondents units units units 50+ units <1% 2-5% 6-10% 11-20% 21-30% >30% Don't know

68 Minnesota Multifamily Rental Characterization Study hvp://ecw.org/mn- mulrfamily- rental- char- study Jeannette LeZaks