HVAC energy audits high indoor air quality maintains guest satisfaction.

First impressions are lasting impressions. Club owners and managers know that when customers enter the lobby, all aspects of the indoor environment affect their impression of the property, including humidity, temperature, ventilation, and odor. These factors all have an immediate and lasting effect on the guest's experience.

Positive club visits are even more important today, given lower levels of consumer spending driven by skyrocketing fuel prices. Sustaining appropriate indoor air quality (IAQ) levels enables club owners and managers to reduce operating costs, control energy consumption, and improve guest and employee satisfaction. Heating, ventilation, and air conditioning (HVAC) consultants work with club owners and managers to achieve the highest building performance.

Effective HVAC system design, installation, operation, and maintenance takes into consideration:

* Indoor air quality.

* Energy management.

* Dehumidification and moisture management, and

* Preventive maintenance.

IAQ & HVAC Systems

The heat and humidity of the summer months, combined with high volume guest traffic, creates a challenge to maintain a comfortable club environment while controlling energy costs. IAQ is a "constantly changing interaction of factors," according to the U.S. Environmental Protection Agency (EPA).

HVAC systems are a series of integrated components that control more than the heating and cooling of the club environment. These systems also manage moisture, control outdoor airflow, and, when properly sized and performing optimally, can have a significant impact on guest and employee satisfaction.

HVAC consultants analyze the impact of lighting, air quality, ventilation, exhaust, air distribution, and acoustics on occupant comfort. Monitoring these variables--and their impact on employee and occupant satisfaction--is an important facet of club management. If occupant dissatisfaction occurs because of air quality problems, HVAC suppliers are often contacted to troubleshoot and solve the problem.

Improving Employee Productivity With Higher IAQ

Improved air quality is linked to fewer reported employee sick days, lower payroll costs, and improved profitability. Properly installed and maintained HVAC systems provide a comfortable working environment that improves worker productivity and avoids sick time, according to the EPA.

Sustaining IAQ makes economic sense because EPA studies have shown that "the performance of work can be increased by 1.1 percent for every 10 percent reduction in the proportion of persons dissatisfied with the air quality, by 1.6 percent for every twofold decrease of pollution load, and by 1.8 percent for every twofold increase of the ventilation rate (outdoor air supply rate)." A small improvement in worker productivity can multiply the benefits of energy savings gained by properly maintained, energy efficient HVAC systems.

Many facilities have found the use of dynamic air cleaners to be an effective solution for eliminating tobacco smoke, dust, pollen, and many airborne pathogens. The electronic air cleaners apply an electrical charge to the air-flow filter, which polarizes it. The filter then acts like a magnet, trapping particulates in the air, dramatically improving IAQ many times over.

The Club Kitchen

Club owners and managers are particularly concerned about the kitchen environment. The kitchen's high heat and humidity produce the "perfect storm" of contributing factors, making it challenging to create a comfortable and energy efficient workspace. A kitchen's air quality is likely to change frequently during the course of the day, based upon the club's hours of operation, the foods being prepared, and the chef's preparation methods. HVAC consultants assist club restaurant managers to evaluate kitchen IAQ and recommend sustainable improvement strategies.

Key steps:

* Conduct an initial walkthrough of kitchen and surrounding areas--look for signs of moisture build-up, water damage, and blocked ventilation ducts.

* Measure temperature, noise levels, and humidity to determine baseline IAQ.

* Interview staff about the indoor environment to uncover areas of concern,

* Analyze the kitchen layout and its HVAC systems to measure base loads and airflow.

* Review HVAC settings and maintenance records to determine system performance.

* Evaluate the facility's moisture barrier and other potential sources of uncontrolled outdoor air, such as open vents or poorly sealed windows and doors.

Using specialized cooking equipment consumes large amounts of energy while producing effluent, combustion byproducts, heat, steam, and unpleasant odors. HVAC consultants evaluate the impact of this equipment on IAQ using new technologies and guidelines. For example, the American Society of Heating, Refrigerating, and Air Conditioning Engineers (ASHRAE) has a technical committee that leads Commercial Kitchen Ventilation (CKV) research by developing standards such as ASHRAE standard TC 5.10 "Kitchen Ventilation." These resources make the uncomfortable restaurant kitchen a thing of the past.

Today's replacement air systems integrate traditional restaurant heating and cooling functions into a single system, ventilating the kitchen by supplying 100 percent outdoor air. This fresh air cools the space, reduces odors, and maintains appropriate levels of IAQ for the rest of the kitchen.

Energy Management Techniques Reduce Costs, Sustain IAQ

With utility expenses comprising more than one third of a club or resort's operating expenses, the financial implications of energy efficiency are substantial. The term "energy management" is used to describe what is done to reduce the amount of energy used in operations, in turn lowering costs, managing customer comfort, and minimizing the club's impact on the environment.

By making energy management a priority, club owners and managers can reduce operating costs and financially outperform their competitors. The U.S. Green Building Council reports that energy efficiency optimizes building lifecycle performance and lowers operating costs over the long term.

However, many club owners and operators may not know how their energy dollars are spent. Therefore, the first step is to perform an energy audit. An audit assesses energy use patterns by analyzing all components and systems, such as HVAC, lighting, and refrigeration to calculate total energy consumption.

Energy Audits Provide Insights Into Cost Savings

Over time, indoor environments change due to normal facility use, altered traffic patterns, and renovations. Scheduled measurement is necessary to track actual energy utilization and uncover potential system inefficiencies.

Additionally, HVAC consultants often find that energy conservation methods have been implemented but not monitored. An energy audit allows the club owner or operator to look beyond the meter to assess energy consumption patterns and make needed adjustments. Identifying potential improvements, such as installing high efficiency lighting and HVAC systems and making the changes dictated by the energy audit, will positively impact the bottom line.

Dehumidification & Moisture Management

Moisture-related structural damage is a critical cost issue in the hospitality industry, resulting in tens of thousands of dollars in repair and maintenance costs annually. Water stains, mold, odor, sagging ceiling tiles, peeling paint, and cracked wallboards are all symptoms of inadequate moisture control, driving up repair costs and driving down profitability.

Effective moisture management strategies require that HVAC systems be appropriately sized for the space. In the past, HVAC systems were often designed and selected based on the largest possible cooling load. Today it is well understood that an oversized cooling unit will "short cycle" because it will quickly satisfy temperature requirements, leaving the air humid and uncomfortable. It will also make moisture management more difficult by contributing to condensation build-up and fixture deterioration, negatively impacting the guest experience and increasing energy and facility maintenance costs.

New dehumidification technologies, such as Trane's CDQ (Cool, Dry, Quiet) unit, are available for high humidity areas. When added to a standard or custom air-handling unit, CDQ improves the dehumidification capacity of the unit, lowering the dew point by 5 to 15 degrees E CDQ desiccant dehumidification technology was created by Dr. Charles Cromer at the University of Central Florida. His patented design was developed by Trane and partially funded by the Department of Energy. The technology helps reduce humidity levels and create a quiet environment. This is achieved without lowering the chilled water temperature or using energy-consuming supply air reheat.

EPA findings state "relative humidity levels that are too high can contribute to the growth and spread of unhealthy biological pollutants." ASHRAE supports this conclusion, reiterating that a "failure to address the impact of moisture in buildings is a frequent cause of mold proliferation."

These problems can be avoided with a comprehensive moisture dehumidification strategy that eliminates the environment that encourages moisture accumulation.

Moisture management tips for club owners and operators include:

* HVAC consultants recommend maintaining relative humidity levels between 40 percent and 60 percent.

* Inspect HVAC cabinets and duct linings quarterly for signs of mold or discoloration.

* Use set-back thermometers to save energy but leave enough air conditioning on to prevent moisture build-up.

* Inspect and replace torn window, duct, and door seals.

* Consult with an HVAC expert to perform a moisture management survey.

Employees are advised to:

* Report any customer comments regarding indoor comfort.

* Inspect for and report signs of mold and mildew, such as odors, sagging ceiling tiles, or wall leaks.

* Maintain and empty water reservoirs and drip pans from refrigeration units and refreshment stations.

* Promptly clean up spills and leaks.

* Keep doors and windows closed.

* Don't block vents.

* Avoid leaving standing water on the floor after mopping.

Establishing a Preventive Maintenance Program

Many club maintenance professionals enroll in a customized preventive maintenance program, or contract, which allows them to take full advantage of manufacturers' recommendations and HVAC system professionals' expertise. HVAC system manufacturers, such as Trane, develop custom plans that incorporate specific system knowledge and operational experience. Manufacturers and service professionals make system and building performance assessments and maintenance recommendations based upon decades of experience, and act as a primary resource for establishing a program of routine and preventive maintenance actions.

Club maintenance professionals are encouraged to work with HVAC consultants to strike a maintenance schedule balance that will optimize specific club conditions. Instead of simply defining a calendar-based frequency for maintenance action, the ideal situation may call for maintenance to be performed based on runtime, fluctuation in energy consumption, change in performance, or some other significant measurable parameter.

Conclusion

Leading club owners and operators focus on the total club experience, including monitoring humidity, heat, odors, and acoustics. Their proactive and holistic approaches to indoor air quality result in tangible reductions in energy consumption without a need to sacrifice guest satisfaction, brand equity, or employee comfort. High performing club owners and managers have found that achieving and maintaining high IAQ helps the bottom line in more ways than one.

General suggestions for improving building performance:

* Fix leaks promptly.

* Regularly clean heat transfer surfaces and replace filters.

* Periodically verify schedules, set points, and proper operation of controls.

* Follow manufacturers' and designers' recommendations for routine maintenance.

* Inspect and monitor equipment operation.

* Keep good records of all operation and maintenance data.

* Fix minor problems before they result in major repairs.

* If major repairs are required, consider the economic benefits of replacing systems with more efficient equipment.

Tips for updating an existing facility:

* Retrofit and renovate--Take advantage of new systems technology like automated, Web-based building controls that help regulate energy consumption in a single building or a campus of buildings.

* Performance contracting--Many times, reduced staffing or budget constraints can delay facility upgrades. Consider performance contracting--using this approach, solutions providers partner with facility managers and business owners to implement self-funding solutions. Building new:

* Proper design--Utilize design tools for energy efficiency to counter increasing energy costs.

* Proper installation, sizing, and maintenance of HVAC systems significantly improve operating efficiency.

* Proper control--Rather than relying on the pneumatic controls of 40 years ago, choose digital controls. The latest and greatest technology can significantly reduce energy consumption.

* Proper maintenance equals savings--Programs targeting energy performance can save five percent to 20 percent on energy bills without a significant capital investment.

Scott Lenger is director of lodging and entertainment markets for Trane and has been involved in commercial property and construction markets for Trane and American Standard for 20 years. Member of American Hotel and Lodging Association (AH&LA), Asian American Hotel Owners Association, and founding member of AH&LA's Good Earthkeeping Alliance.

Greg DuChane joined Trane in 1989 after earning a bachelor's degree in mechanical engineering from Purdue University. Throughout his 16-year tenure, he's worked with large, national retail, and restaurant chains in various capacities--first as an account executive for Trane National Accounts, then as a regional sales manager for Trane's National Accounts group. As Trane Strategic Relationships Restaurant Vertical Market Leader, Greg's primary responsibility is to assure the satisfaction of retail-restaurant customers with Trane systems, products, and services. His considerable experience with ventilating the commercial kitchens of large restaurant chains gives him a unique perspective on how such applications affect the HVAC system.