Despite aiming high during design, LEED-certified buildings don’t always perform as well as expected. A measurement and verification (M&V) program can make building operators aware of performance issues, and can locate the source of problems or identify poor design assumptions while providing a better overall sense of how the building’s systems are functioning.
While M&V can be applied to a variety of metrics, including water use and indoor environmental quality, EAc5.1 focuses only on energy performance. To earn it, you’ll need to develop an M&V plan, install devices to support the plan, and provide guidelines for tenants to carry out submetering.
Beyond your M&V plan, projects can also receive one point under this credit just by agreeing to share utility information through Energy Star as part of MPR6.
EAc5.1 vs. EAc5.2
For EAc5.1 you must write an M&V plan and actually measure the base building’s electrical energy use. This credit is generally best for buildings where the owner will be occupying space in the core-and -shell building and can take advantage of energy savings. The HVAC system will be a big driver on whether or not to pursue this credit. If your building has a central HVAC then there is a lot of equipment to monitor and therefore lots of potential savings. If you have mostly distributed HVAC (like split systems) then the savings are less obvious.
Whereas, EAc5.2 you will only need to write an M&V plan for tenants to use and set up infrastructure, but don’t actually have to do any measurements ideal if your project will have LEED-CI tenants or if tenants plan to make energy improvements. Your project can attempt one or both. Some M&V providers and owners tend to think EAc5.2 is easier because the tenant is responsible for the task of actual monitoring.
Choosing systems to monitor
The M&V process includes writing a plan and incorporating a metering or building management system to compare your project’s actual performance against design predictions. Determining which systems should be monitored is building-specific rather than prescribed by the credit requirements.
The systems that are monitored depend on the scope of the Core and Shell building, mechanical system design, and installed equipment. In general, you are expected to monitor energy from all systems or components that get the data points for end uses identified in the energy model, or from all energy-saving equipment.
Your M&V program will keep the owner or tenant informed of energy use over the course of project occupancy, help reduce energy costs, assist with commissioning and, over time, document and improve energy conservation measures (ECMs).
Is it worth it?
The cost of an M&V program varies from one project to the next. Added costs come from designing and installing specific monitoring systems, multiple meters, additional wiring, and the extra man-hours involved. The cost is typically higher in larger and more complex (multi-use) buildings; however, the cost premium will be lower if your project already plans to include a building management system (BMS) or submeters to record energy usage data. Another benefit of M&V in a core and shell building is the attraction and retention of tenants. So, this credit is not just about energy savings.
If your building is small, with minimum uses, and needs only a few meters to meet the credit, your M&V program will be more affordable. If your project involves complex mechanical and electrical systems in a large building without a BMS, you may find this credit incredibly expensive—potentially cost-prohibitive.
To make the upfront investment worthwhile, the owner must be committed to developing and implementing an M&V program, analyzing and understanding the building’s performance, and acting on the results. Typically, the cost premium of M&V installation and operation can be offset by long-term energy savings, though this is highly dependent on the building type as well as the owner’s willingness to endorse the needed changes and upgrades.
Who does it?
The “M&V provider” takes responsibility for developing the plan. This role can be filled by the commissioning agent, energy modeler, mechanical engineer, project engineer, or a facilities manager.
What’s the standard?
The industry standard for M&V, both in the U.S. and internationally, is the International Performance Measurement and Verification Protocol (IPMVP), owned by the nonprofit Efficiency Valuation Organization. LEED has singled out Volume III of the IPMVP guidance as the basis of its requirements. Several organizations have published M&V guidelines based on IPMVP. Among them are ASHRAE, the U.S. Department of Energy’s Federal Energy Management Program (FEMP), and some utilities and states that fund energy-efficiency projects. Some organizations with M&V standards offer guidance in writing M&V plans, including sample language.