Minnesota Multifamily Rental Characterization Study Jeannette LeZaks February 25, 2014 Duluth Energy Design Conference
CONTINUING EDUCATION In accordance with the Department of Labor and Industry s statute 326.0981, 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.
OVERVIEW ABOUT THE ENERGY CENTER RESEARCH EDUCATION conduct efficiency research educate energy professionals DESIGN ASSISTANCE POLICY ANALYSIS design efficient buildings prepare policy analyses
OVERVIEW PROJECT PARTNERS
OVERVIEW PROJECT GOALS Characterize the MN MF building stock Benchmark energy use Assess efficiency opportunities Explore attitudes and behavior of tenants and owners/managers
OVERVIEW BACKGROUND
OVERVIEW BACKGROUND
OVERVIEW BACKGROUND
OVERVIEW SAMPLING BUILDINGS 5 to 9 unit buildings
OVERVIEW SAMPLING BUILDINGS 10 to 19 unit buildings
OVERVIEW SAMPLING BUILDINGS 20 to 49 unit buildings
OVERVIEW SAMPLING BUILDINGS 50+ unit buildings
OVERVIEW BUILDING AGE GROUPS PRE-WORLD WAR II
OVERVIEW BUILDING AGE GROUPS POST-WORLD WAR II
OVERVIEW BUILDING AGE GROUPS POST ENERGY CRISIS
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 10-19 units 20-49 units 50+ units Overall Columns sum to 100% Area of shaded circles are proportional to column percent
Minnesota Multifamily Rental Characterization Study BUILDING CHARACTERISTICS
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
BUILDING CHARACTERISTICS HYDRONIC HEATING SYSTEMS Energy related features EFFICIENCY CLASS VENT DAMPERS CONTROLS DISTRIBUTION SYSTEM
BUILDING CHARACTERISTICS HYDRONIC HEATING SYSTEMS Energy related features EFFICIENCY CLASS VENT DAMPERS CONTROLS DISTRIBUTION SYSTEM
BUILDING CHARACTERISTICS HYDRONIC HEATING SYSTEMS Energy related features EFFICIENCY CLASS VENT DAMPERS CONTROLS Percent 0 10 20 30 40 mean: 77.8 ± 1.4 DISTRIBUTION SYSTEM 65 70 75 80 85 90 Measured steady-state efficiency (%) (for 48 measured boilers)
BUILDING CHARACTERISTICS HYDRONIC HEATING SYSTEMS Energy related features EFFICIENCY CLASS VENT DAMPERS CONTROLS DISTRIBUTION SYSTEM
BUILDING CHARACTERISTICS HYDRONIC HEATING SYSTEMS Energy related features EFFICIENCY CLASS VENT DAMPERS CONTROLS DISTRIBUTION SYSTEM
BUILDING CHARACTERISTICS HYDRONIC HEATING SYSTEMS Energy related features EFFICIENCY CLASS VENT DAMPERS CONTROLS DISTRIBUTION SYSTEM
BUILDING CHARACTERISTICS HYDRONIC HEATING SYSTEMS Supply return measurements Daily boiler supply/return temperature (F) 200 150 100 50 200 150 100 50 200 150 100 50 200 150 100 50 Site A Site B Site C Site D Site E Site F Site G Site H Site I Site J Site K Site L 0 20 40 60 0 20 40 60 0 20 40 60 Site M (condensing) Supply Return 0 20 40 60 Daily outdoor temperature (F)
BUILDING CHARACTERISTICS AIR CONDITIONING Common types of A/C units WINDOW A/C SLEEVE A/C
BUILDING CHARACTERISTICS AIR CONDITIONING Common types of A/C units 28% 59% WINDOW A/C SLEEVE A/C
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
BUILDING CHARACTERISTICS AIR CONDITIONING Nameplate capacity Percent 0 10 20 30 40 50 mean: 9.0 ±0.1 8 9 10 11 Nameplate EER For 94 units with nameplate information.
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%
BUILDING CHARACTERISTICS WATER HEATERS Common types Individual conventional tank Central conventional tank Indirect-fired with dedicated boiler Indirect fired with shared boiler
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
BUILDING CHARACTERISTICS WATER HEATERS Common types Individual conventional tank Central conventional tank Indirect-fired with dedicated boiler Indirect fired with shared boiler
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
BUILDING CHARACTERISTICS WATER HEATERS Common types Individual conventional tank Central conventional tank Indirect-fired with dedicated boiler Indirect fired with shared boiler
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
BUILDING CHARACTERISTICS WATER HEATERS Common types Individual conventional tank Central conventional tank Indirect-fired with dedicated boiler Indirect fired with shared boiler
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
BUILDING CHARACTERISTICS WATER HEATERS Firing capacity (kbtu/hr) per housing unit 50 40 30 20 10 0 Firing capacity 0z 50 100 150 Units in structure (Excludes indirect-fired systems that share a space heating system)
BUILDING CHARACTERISTICS WATER HEATERS Storage capacity Gallons per housing unit 40 30 20 10 0 0 50 100 150 Units in structure
BUILDING CHARACTERISTICS WATER HEATERS Hot water delivery temperature 40 Mean: 125 ±2 Percent 30 20 10 0 80 90 100 110 120 130 140 150 160 170 180 Hot-water temperature at kitchen sink (F) For measurements in 299 apartments
BUILDING CHARACTERISTICS WATER HEATERS Showerhead flow 40 30 Mean: 2.35 ±0.19 Percent 20 10 >5 0 0.0 0.5 1.0 1.5 2.0 2.5 3.0 3.5 4.0 4.5 5.0 Gallons per minute (full-flow) For 331 measured showerheads
BUILDING CHARACTERISTICS LIGHTING Distribution of luminaires, watts and lighting energy 100 80 20% In-unit, plug-in 58% 15% 72% 10% 42% percent 60 40 20 0 (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
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 31 2.8 ±1.2 Bedroom 17 2.3 ±1.1 Bathroom 19 1.5 ±0.9 Living room 35 2.6 ±0.8 Bedroom* 23 1.8 ±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
BUILDING CHARACTERISTICS LIGHTING Monitoring of in-unit lighting Bathroom (n=19) Bedroom (n=41) 30 Percent of time on 20 10 0 30 20 Kitchen (n=31) Living room (n=37) 10 0 6 am noon 6pm 6 am noon 6pm Hour of the day Combined results for hard-wired and plug-in luminaires
BUILDING CHARACTERISTICS IN-UNIT REFRIGERATORS Age of refrigerators 45% 42% 40% 35% 30% 30% 25% 20% 15% 10% 6% 9% 13% 5% 0%
Minnesota Multifamily Rental Characterization Study ENERGY EFFICIENCY OPPORTUNITIES
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
ENERGY EFFICIENCY OPPORTUNITIES ENERGY OVERVIEW Heating energy intensity Heating energy intensity Btu/ft 2 /HDD 12 10 8 6 4 2 Individual building Period median 0 Pre 1930s (n=11) 1930s-1950s (n=10) 1960s (n=24) 1970s (n=19) 1980s (n=7) 1990+ (n=11) Period built
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
ENERGY EFFICIENCY OPPORTUNITIES OPPORTUNITIES OVERVIEW Calculating payback FULL RETROFIT vs. UPGRADE ON REPLACEMENT
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) 6.5 5.0 4.6 4.6 4.5 4.4 3.4 3.2 2.9 2.0 0.9 0.5 0.2 0.1 14.0 13.8 13.2 12.7 11.4 11.0 9.7 7.1 32.0 31.0 28.5 Measures in italics are treated as incremental upgrades at end of life. Other measures are treated as retrofits. 0 10 20 30 Median payback period (years) (n = number of buildings in study sample where measure was judged to be applicable)
ENERGY EFFICIENCY OPPORTUNITIES OPPORTUNITIES OVERVIEW Annual savings per housing unit Building size (units) 5-9 Without regard to payback 10-19 20-49 50+ 10-year or better payback 5-9 10-19 20-49 50+ 5-year or better payback 5-9 10-19 20-49 50+ 2-year or better payback 5-9 10-19 20-49 50+ Gas Electricity Water $0 $100 $200
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
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% 5-9 10-19 20-49 50+ 32% 30% 40% 28% Measure type... 92% 95% 14% 89% Heating/Cooling Hot water Lighting Appliances 8% 5% 86% 11%
Minnesota Multifamily Rental Characterization Study TENANT / OWNER ATTITUDES
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
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
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 2 3 4 5 very important
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 10-19 units 20-49 units 50+ units All 5-9 units 10-19 units 20-49 units 50+ units All Uncomfortable Comfortable very somewhat somewhat very 0 20 40 60 80 100 n= 1,045 (winter); 1,074 (summer) percent
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%
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
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) 75 70 65 Avg: 71.9 Avg: 70.3 60 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
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 10-19 units 20-49 units 50+ units 5-9 units 10-19 units 20-49 units 50+ units 5-9 units 10-19 units 20-49 units 50+ units Painting an apartment Roofing Replacing a furnace or boiler 5-9 units 10-19 units 20-49 units 50+ units 5-9 units 10-19 units 20-49 units 50+ units 5-9 units 10-19 units 20-49 units 50+ units Replacing bath/kitchen fixture Replacing window/wall A/C unit 0 20 40 60 80 100 5-9 units 10-19 units 20-49 units 50+ units 5-9 units 10-19 units 20-49 units 50+ units 0 20 40 60 80 100 0 20 40 60 80 100 Percent Owner Management company Maintenance staff Other
TENANT / OWNER ATTITUDES OWNER SURVEY RESULTS Changes expected Heating system upgrade Plumbing upgrade A/C upgrade Kitchen upgrade Bathroom upgrade 0 20 40 60 80 100 Security system Handicapped accessibility 5-9 units 10-19 units 20-49 units 50+ units 0 20 40 60 80 100 0 20 40 60 80 100 Percent
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 10-19 units 20-49 units 50+ units Not important Somewhat important Important Very Important
TENANT / OWNER ATTITUDES OWNER SURVEY RESULTS Energy costs in relation to other costs Percentage of respondents 0 20 40 60 4-9 units 10-19 units 20-49 units 50+ units <1% 2-5% 6-10% 11-20% 21-30% >30% Don't know
Minnesota Multifamily Rental Characterization Study hvp://ecw.org/mn- mulrfamily- rental- char- study Jeannette LeZaks jlezaks@ecw.org 608.210.7156