Computers save fuel and water at co-ops and condos.

Although many managing agents and onsite managers are using computers to reduce heating and water/sewage costs at residential co-ops and condos, the average buildings are not yet benefiting from the savings made possible by this technology.

Some managers may assume that the installation of new boilers, new burners, and thermal windows will eliminate the causes of excessive consumption of heating. fuel. While it is conceivable that these static one-time measures may result in short-term savings, the benefits are short-lived without the constant attention and frequent adjustments that are practicable only with computerized monitoring and control. Fuel consumption actually could increase if management mistakenly believes that static measures have succeeded.

In addition to reducing energy consumption, computer technology also offers an effective way to reduce soaring water/sewage bills, which, since the advent of water metering, are almost as high as fuel bills at some buildings. A case in point is the ability of a computerized system to detect and pinpoint the locations of leaks in condensate return lines. Often, these leaks go undetected for extended periods because condensate return lines are buried under concrete and/or in remote locations. Such leaks can waste thousands of gallons of water in a 24-hour period.

Computerized systems for managing heating fuels and water must ensure the ongoing comfort of co-op and condo dwellers while reducing their maintenance expenditures. Such systems should: assure the continuity of desired heat, domestic hot water and cold water at desired levels; eliminate waste of these utilities; and alert management to potential or actual malfunctions on a timely basis.

Fuel computers, introduced in the 1970's by U.S. Energy Controls, were originally designed to eliminate unnecessary consumption of heating fuel. But over the years, their capabilities have been augmented to include the automated monitoring and control of domestic hot water and cold water, as well as boiler and associated plumbing maintenance.

Fuel computers use heat sensors placed at strategic locations throughout a building to monitor inside temperatures and an externally mounted sensor to measure outside temperatures. These sensors are connected to a master unit located in a building's utility room.

The heat computer system is set by management to maintain a building temperature that best suits the lifestyle of the residents and still conserves energy. The computer does not allow inside temperatures to rise above the preset temperature. This is important not only for occupants' comfort, but also for their pocketbooks, since even a one degree increase over a desired temperature can result in a 3.5 percent increase in fuel consumption. (At some buildings, the installation of a fuel computer at the time of a conversion to co-op status has reduced fuel bills by more than 40 percent.)

Fuel computers are connected by phone lines to PC's at management agent's or onsite manager's offices. This enables managers to change temperature settings it necessary and review the overall performance of heating and water systems. Computer data usually is downloaded to a printer at least once a day to produce a report of heating and water system operations. At management agents' offices responsible for managing a number of co-op buildings, this enables an immediate response to any heating, domestic hot water and cold water problems that might affect occupants' comfort or expenditures.

The fuel computers also keep heating and water system maintenance costs from getting out of hand. They alert management to the existence of condensate return-line leaks; mixing valve problems than can permit hot water temperature problems to rise excessively; hot-water-coil temperatures that can indicate inadequate domestic hot water temperatures; and other problems.

Although fuel computers provide managers with this data in easy-to-use form, many co-op and condo managers also take advantage of the personalized support available from fuel computer suppliers. This assistance includes visits to buildings by suppliers' professional personnel, who analyze and evaluate in-place heating systems. help managers interpret fuel computer data. and provide recommendations for solving heating system maintenance problems cost-effectively.

From the perspective of the occupants of co-op and condo buildings, fuel computers are a behind-the-scenes system that management utilizes to keep them comfortable and keep their maintenance costs down. For managing agents, these systems offer a cost-effective way to provide better service and improved cost control for the properties they manage.