13 Simple Ways to Lower Your Electric Bill

By: KELLI B. GRANT & SARAH MORGAN

Fine-Tune Your Equipment
Arrange an HVAC inspection. Anyone can hire a certified technician for an annual check that their home s heating, ventilation and air-conditioning system is operating at peak efficiency. Leaking ducts, for example, could reduce energy efficiency by up to 20%, says Ronnie Kweller, a spokeswoman for the Alliance to Save Energy. Inspections usually cost $50 to $100, but that could be offset by the energy savings over time.

Shop for size. Consumers in the market for a new room or window air conditioner should use Energy Star guidelines to determine how powerful a unit they need. A too-powerful unit not only wastes energy, it’s also less effective at reducing humidity.

Keep it clean. Clean air filters monthly for central air and individual window or wall units. Dirt and dust hinder air flow, reducing efficiency.

Program the thermostat. Give the air conditioner a break during the work day. Shifting the settings to allow higher daytime temperatures could cut the average household s electric bill by $180 a year, according to Energy Star.

Seek out incentives on appliances. Investing in a new energy-efficient unit can cut long-term bills — and be cheaper upfront, too. Through the end of 2010, qualifying central air conditioners are eligible for a federal tax credit of 30% of the cost, including installation, up to a total of $1,500 for all projects. Plenty of states also still have rebates available under the 2009 American Recovery and Reinvestment Act. A Maine resident, for example, can get $100 back on a qualifying central air conditioner, while Georgia offers $30 for room units and $99 on central units. Check for other government and utility deals in the Database of State Incentives for Renewables and Efficiency.

Hunt Down Heat Sources
Seal up the house. Cooled air can leak through cracks along window and door frames. Invest in some caulk and weather-stripping to plug up these drafts. A home that s properly insulated and sealed improves energy efficiency by up to 20% year-round, according to the Alliance to Save Energy. (Insulation materials are also eligible for the 30% energy efficiency federal tax credit, up to $1,500 for all improvements combined.)

Avoid chores. The hotter the space, the harder an air conditioner must work to keep things cool. Limit the use of heat-generating appliances such as the oven, dishwasher and clothes dryer during the daytime hours when temperatures are hottest, says Steve Rosenstock, manager of energy solutions for the Edison Electric Institute, an industry group. “That just makes more of a load for your air conditioner, he says.

Change light bulbs. Swapping incandescent bulbs for compact fluorescents can cut a home electric bill, Kweller says. Switching one incandescent for a CFL saves $35 in energy costs over the projected 10-year life of the bulb. Not only do CFLs use less energy than conventional bulbs, but they also generate less heat.

Close the blinds. Rooms get hotter without shades or curtains to block the sunlight, especially with south- and west-facing windows. Put this idea to work more effectively with insulated window treatments.

Use fans. A breeze makes the room feel a few degrees cooler. Just be sure to turn it off when leaving. “Fans cool people, not rooms,” Kweller says.

Unplug. Gadgets like a cellphone charger or microwave suck energy — and generate heat — as long as they’re attached to a power source. Standby power for appliances not in use typically accounts for 5% to 10% of residential electricity use, according to the Lawrence Berkeley National Laboratory. Plug those devices into a power strip that can be turned off when not in use.

Assess Utility Suppliers
Check alternate suppliers. Residents of states where the electric industry is deregulated can shop around for their energy provider, says Rosenstock. Depending on the options, some residents could save 5% to 15% a month. Many alternative companies use renewable energy, so they’re much less dependent on volatile oil, coal and natural gas prices. Most will also fix billing rates for a year or more — a bonus if energy prices creep up. The state s public service commission should keep a list of options. Just be aware that most providers require a commitment of at least a year and charge a hefty fee for ducking out early, Rosenstock says.

Consider time-of-use plans. A growing number of electric companies are offering so-called time-of-use plans, which offer lower rates for energy consumption during off-peak hours (usually from midevening to early morning). The catch is that users often pay more for peak-hours use, so consider the daily schedule before signing up. Arizona-based SRP, for example, regularly charges 10.64 to 12.12 cents per kilowatt hour during July and August, based on the amount used in a billing period. On the time-of-use plan, it charges a flat 21.30 cents for on-peak hours (1 p.m. to 8 p.m. weekdays) and 6.65 cents during the rest of the day, on weekends and holidays.

Fix the bill. Ask the utility company about fixed-bill plans, which charge the same amount every month for a set period, regardless of electricity use. Users pay a premium rate per kilowatt hour to hedge against price increases and seasonal spikes, so make sure to crunch the numbers to confirm the savings, Kweller says. Also, keep in mind that these plans periodically reconcile, which can leave users with a big bill if they’ve used more than the supplier anticipated. Check with the utility to see if it alerts customers using more power than they anticipated and whether users can pay extra as they go.

#http://www.smartmoney.com/spend/family-money/13-simple-ways-to-lower-your-electric-bill-22933/

Tips for locating energy leaks in home

by PROPERTY MANAGEMENT SOFTWARE

First, make a list of obvious air leaks (drafts). The potential energy savings from reducing drafts in a home may range from 5% to 30% per year, and the home is generally much more comfortable afterward. Check for indoor air leaks, such as gaps along the baseboard or edge of the flooring and at junctures of the walls and ceiling.

Check to see if air can flow through these places:
• Electrical outlets
• Switch plates
• Window frames
• Baseboards
• Weather stripping around doors
• Fireplace dampers
• Attic hatches
• Wall- or window-mounted air conditioners.

Also look for gaps around pipes and wires, electrical outlets, foundation seals, and mail slots. Check to see if the caulking and weather stripping are applied properly, leaving no gaps or cracks, and are in good condition.

Inspect windows and doors for air leaks. See if you can rattle them, since movement means possible air leaks. If you can see daylight around a door or window frame, then the door or window leaks. You can usually seal these leaks by caulking or weather stripping them. Check the storm windows to see if they fit and are not broken. You may also wish to consider replacing your old windows and doors with newer, high-performance ones. If new factory-made doors or windows are too costly, you can install low-cost plastic sheets over the windows.

If you are having difficulty locating leaks, you may want to conduct a basic building pressurization test:
1. First, close all exterior doors, windows, and fireplace flues.
2. Turn off all combustion appliances such as gas burning furnaces and water heaters.
3. Then turn on all exhaust fans (generally located in the kitchen and bathrooms) or use a large window fan to suck the air out of the rooms.

This test increases infiltration through cracks and leaks, making them easier to detect. You can use incense sticks or your damp hand to locate these leaks. If you use incense sticks, moving air will cause the smoke to waver, and if you use your damp hand, any drafts will feel cool to your hand.

On the outside of your house, inspect all areas where two different building materials meet, including:
• All exterior corners
• Where siding and chimneys meet
• Areas where the foundation and the bottom of exterior brick or siding meet.

You should plug and caulk holes or penetrations for faucets, pipes, electric outlets, and wiring. Look for cracks and holes in the mortar, foundation, and siding, and seal them with the appropriate material. Check the exterior caulking around doors and windows, and see whether exterior storm doors and primary doors seal tightly.

When sealing any home, you must always be aware of the danger of indoor air pollution and combustion appliance “backdrafts.” Backdrafting is when the various combustion appliances and exhaust fans in the home compete for air. An exhaust fan may pull the combustion gases back into the living space. This can obviously create a very dangerous and unhealthy situation in the home.

In homes where a fuel is burned (i.e., natural gas, fuel oil, propane, or wood) for heating, be certain the appliance has an adequate air supply. Generally, one square inch of vent opening is required for each 1,000 Btu of appliance input heat. When in doubt, contact your local utility company, energy professional, or ventilation contractor.

Source: EPA

This is a blog post for Real Estate Professionals, Investors, Landlord, Property Manager, and Property Management Companies. Tips for locating energy leaks in home is brought to you by SimplifyEm Pay Rent Online and Property Management Software
You might also want to read:

Property Management – Spring Cleaning Is Always Green Property management company’s green initiatives mean a touch of spring cleaning.Spring has finally arrived in Aspen, Colorado – albeit a tad reluctantly. Temperatures are now warming up and the snow……
Landlords, Real Estate Owners, Rental Property Owners- How To Do Home Energy Assessments Landlords, Real Estate Owners, Rental Property Owners-You can easily conduct a do-it-yourself home energy assessment (also known as a home energy audit). With a simple but diligent walk-through, you can……
Tips for Preventing Damage from Wind Driven Rain for Real Estate Property Owners This guide is intended to make the process easier by walking property owners, landlords, property managers and property management companies through the proper steps, beginning with an inspection of the……

#http://bit.ly/yGmy27

Guardian Water & Power aquires AMSI Integration Certification



We are pleased to announce our recent AMSI Integration Certification.
AMSI is a leading provider of property management software for multi-family and commercial real estate.

Property managers using AMSI software can now seamlessly link their management database with Guardian Soft+, our billing and management information software. Occupancy updates and utility billing data now flow electronically between AMSI and Guardian Soft+. This eliminates manual data input and reduce input error.

If you use AMSI, call us to set up your link. If you use another property management software package, call us to create your link.

Study: Energy Efficiency in Apartments Could Save $3.4 Billion

Digested From “Study: Energy Efficiency in Apartments Could Save $3.4 Billion”
Forbes (01/27/12) by Jennifer Kho

According to a newly released study from think tanks CNT Energy and the American Council for an Energy-Efficient Economy, energy-efficiency upgrades in U.S. apartment communities could slash energy bills by nearly $3.4 billion a year nationwide. The estimate includes $2.03 billion in potential electricity savings, along with $1.34 billion in potential natural-gas savings from such retrofits as more efficient lighting, appliances, and air- and water-heating systems. These types of measures could reduce utility bills for multifamily housing with at least five rental units by as much as 30 percent, the report finds. This should come as welcome news for apartment owners, who often get squeezed when energy rates are hiked. Apartment communities racked up energy bills totaling approximately $18.03 billion in 2005, a number that has almost certainly grown alongside overall residential energy use in the years since. Multifamily housing accounted for 15 percent of U.S. energy consumption in 2005, the last year for which such data is available from the U.S. Department of Energy. Anne McKibbin, CNT Energy policy director and a co-author of the report, concludes, “We have billions essentially sitting untapped in our apartment buildings. We can harness that by simply setting better policies for efficiency for apartment buildings.”

How to Quickly Lose the Single Greatest Opportunity to Increase Profits

By: Bill Holmes, P.E.

I was in Madison for the week I taught each year in the University of Wisconsin’s Continuing Education Program in Energy Management. The director, Charles Dorgan, had heard me give a presentation titled, “An Energy Management Program that Produced Immediate Costs Savings of 30-50% in Six Buildings,” at an Energy Cost Avoidance in Educational Buildings Conference at the University of Michigan in Ann Arbor. After my talk, Chuck invited me to teach my methods in his program at UW.

Keith Kempski ran the specific courses that I taught and he was my contact. Keith was about my age and had also been in the energy conservation field since the beginning. He was a very knowledgeable guy who coordinated the program, worked with the presenters and taught part of each course. I’m pretty sure he also consulted with actual building owners. He struck me as one of those former hippie types who could never break away from the university scene; someone I enjoyed spending time with. We always went out for a couple of beers and to swap information about the latest in the world of energy conservation. Along with drinking beer and eating in some of the great restaurants in Madison, I always tried to learn everything I could from Keith, the other presenters and students.

Some of the students were operating and maintaining industrial plants and other large facilities all over the world. No BS’ing those guys. They could tell the wheat from the chaff and they weren’t there to waste their time; they wanted to learn things that would help them do their jobs better. Although it is something we have all heard, I had discovered for myself that you do actually learn more from teaching a course than the students do.

Energy Savings at Goodyear

One year, Keith introduced me to Al, the energy manager for Goodyear Tire and Rubber, worldwide. Yes, companies actually used to have energy managers back in the old days. It amuses me to read how the value of such a person is again being recognized. A fairly recent article in the New York Times noted an increasing trend among larger companies to hire a chief sustainability officer. Amazing! The discoveries that are being made. And the new titles, impressive!

Keith and Al and I were drinking a beer together when a group of four or five coeds came into the little bar and we did actually notice, so we weren’t complete geeks. We may have even told one of our Thermodynamics jokes loudly trying to impress them, I’m not sure. Anyway, we were talking about what we did in the real world. I think Keith had actually spent some time in the real world before he returned to the university. Al said he worked directly for the CEO of Goodyear, who had identified energy savings as the single largest opportunity to increase Goodyear’s profitability. We didn’t get into a lot of detail; we may have been having a little trouble concentrating after a couple of beers in that environment. But I attended Al’s talk the next day.

Al made three points that I have never forgotten. The first was the CEO’s statement that energy savings were the single largest opportunity to increase Goodyear’s profitability. At that particular time, their profits were 5 percent and their energy costs were 5 percent of their expenses. The CEO had told Al that reducing their utility costs by 20 percent, from percent to 4 percent, could essentially increase their profits by 20 percent. Think about that. He had asked, “Do you know how many more tires we would have to make and sell to increase our profits by 20 percent?” I don’t remember the actual numbers, but a simplified analysis, assuming their annual income was a billion dollars, and their profit was 5 percent, the profit would be $50 million and so would their energy costs. A 20 percent energy savings would be $10 million. Since energy is a direct overhead expense that comes off of the bottom line, their profit would increase to $60 million. That would be a lot of tires.

The second thing that has stuck in mind was the first thing they did, the thing that produced the greatest savings: they made every department pay their own utility costs. Obviously, that would have involved adding some type of an energy monitoring system or submetering to break out the individual costs, but it wasn’t rocket science. I read the following in 1993 and it just seems like common sense: “Submetering added to apartment houses in New York City resulted in a 15-30 percent drop in consumption. It is simple enough, if you have to pay for something you will use it more carefully.” (Peter H. Judd, Ph.D., Strategic Planning for Energy and the Environment, Vol. 13, No. 2, Fall 1993.) It had worked in apartments in New York and in Goodyear plants all over the world; there must be something to it.

The third point, which you may have missed; the most important one, was that Al was working directly for the CEO. The CEO was determined to reduce energy consumption and costs. Without that you have nothing. I don’t care what nice things you read about how every employee will respond once you point out the opportunity for them to increase their profitability by cutting energy costs. After I had been in business for a few years I stopped doing audits, surveys or studies to see if I could determine if a facility had potential opportunities to save energy. I realized that every single facility had potential. I decided that there were only two criteria; number one was, is there support from the very top management? Number two, was the facility spending enough on utilities to justify our efforts?

Why I Look for Top-Level Commitment

I had given a talk at an energy conference on the Notre Dame campus in South Bend, Indiana. After the talk, I remember a couple of men coming up to me. One said he was the director of facilities at the university and he wanted to meet me; he was a fan and had read all of the articles I had published in the Energy Engineering Journal. Of course that made me feel good; at least one person had actually read one of my articles other than my mother. We talked a little about his job, all of his responsibilities and demands on his time. It was another reinforcement from one of the guys in the trenches that I was on the right track.

The other man, Dick, said he was the plant engineer for a facility in northern Indiana owned by an automotive supplier. I really don’t remember much about him from that meeting but a few days later he called and said he was interested in putting an AutoPilot Monitoring System in his plant. Our salesman made an appointment and went to the plant. We made a proposal which they quickly accepted. They didn’t ask us to estimate savings or provide an ROI. They obviously had a need and understood our approach. Dick assigned Jarrod, one of his young engineers to be our contact point. Although I didn’t know it when we signed the agreement, Jarrod was enrolled in a company-wide Six Sigma training program and he needed a project. I originally had heard about Six Sigma when reading about Jack Welch and some of the things he did at G.E. to increase their profitability. (As a side note, we ended up supplying an AutoPilot System to G.E. for a Six Sigma Project that also produced tremendous savings.)

A number of companies had picked up the Six Sigma program and had instituted extensive training. The basic principles involve finding ways to measure and analyze management processes, make improvements, institute controls to ensure the improvements were effective, then go back to the beginning in a continuous loop. Since it was designed originally, I believe, for management processes, I didn’t know if many had applied it to utility costs, but that’s what Jarrod planned to do and he had the support of his boss.

We installed the system in their plant, put the PC in Jarrod’s office and trained him to use it; the training was a 15-minute process. The plant made rubber stripping for card doors and windows. Jarrod was young, bright and excited about finding ways to improve his plant. He knew the plant from top to bottom, all of the workers, and understood the equipment and the processes. It didn’t take him long. Right away he found some equipment running during periods when it should have been shut down and he found that the plant was paying a significant penalty every month for running one particular line that created a spike in the electrical demand during the middle of the day. He made some changes, used the monitoring system to evaluate the results, made some more changes and so on until he had his systems tuned the way he wanted for both peak production efficiency and energy usage.

Jarrod was spending a few days each month in Ohio attending Six Sigma training with employees from a number of their other plants. He would take his results back to the class where they would each discuss their projects. At the end of his training, he was to receive a Green Belt or Black Belt or something like that. Now Jarrod was this mild-mannered skinny guy who looked like he probably ran cross-country in high school with a slide rule hanging from his belt. Is it just me or does the idea that you take some type of a class where you are learning statistics, studying matrices, multivariable analysis and hypothesis testing, and you end up a killing machine, bother anybody else? You walk into accounting and say “I want to see that 17.1 percent savings in rubber band expenditures,” and when it’s only 16.9 percent, you assume the position, scream a few phrases you heard in a Bruce Lee movie, and kill them all with your bare hands? Come on – a Black Belt?

Anyway, Jarrod submitted the final report on his project along with the actual and projected savings and he won First Prize in the Six Sigma Training Program. Not only that, his project was identified as the Number One Opportunity to Cut Costs Corporate-Wide; the best opportunity to increase efficiency and profitability. After he got back to the plant, he called me and said “I have some great news. I won first prize. The company is going to implement this in all of their plants worldwide; they are going to put an AutoPilot System in every one.” Way to go Jarrod. Congratulations! I’m seeing myself as the next Al at Goodyear. I’ll get an office next to the CEO’s with a sign on the door that says “Number One Cost-Saving Guru” and desk with a nameplate that simply says “Thank Bill for Keeping Our Jobs out of Mexico.” I will be commuting back to Columbus in the CEO’s private jet. All of my hard work has finally paid off. They actually get it.

We set up a meeting with corporate. I drove up to the plant to meet with the corporate big shot, R. Crews something or other. Nice guy. Really impressed with what Jarrod had done, the results he produced. We took R. Crews through the plant, showed him the monitoring system and Jarrod explained how he used it. Well, “R.” (I later find out that his given name was Ralph, apparently a little too earthy for corporate America) says he will go back to his office and put things in motion. Finally! Just show them how to minimize waste, reduce overhead and increase profits and they will jump at the opportunity.

While I was waiting to be summoned to corporate headquarters, I got a call from Dick and he said he was going to retire. It had been a pleasure working together. He hoped to do consulting in the future and would be recommending my services. Jarrod and I talked every few weeks and he happened to mention that part of the reason Dick retired was a new plant manager had come in who was a real SOB. Apparently he and Dick bumped heads a few times and being in his early 60’s, Dick decided that life was too short and it was time to hang it up. I guess this guy was like a bull in a china shop and heads were rolling. As you might have guessed, it wasn’t too long before I got a call from Jarrod telling me he was leaving too. I went up to meet the plant manager and make whatever arrangements I could to transition to someone else. He wouldn’t meet with me; saw no value in what Jarrod and I had done. That was the last time I was ever there.

You’re thinking, “You’ve got to be kidding!” You think I’m making this up, right? I wish I were; I’m not smart enough to understand what happened. I wasn’t then and I’m not now. Where was Peter Drucker or Tom Peters when I needed them?

Maybe someone out there reading this can explain it to me. We installed our AutoPilot Energy Monitoring System in a plant owned by a world-wide company, a major U.S. and Japanese auto supplier. A really sharp engineer, one of their own employees used the system to whack a chunk off of their utility costs, a major overhead expense. He increased their profits. He used the project as a part of the Six Sigma Training Program he was in. The project won First Prize; not only that, it was identified as the Number One Cost-Saving Opportunity Corporate-Wide and the company decided to implement it in all of their plants. A new plant manager came in and cleaned house. The plant engineer left, Jarrod left, the project died and was never heard from again.

What am I missing? Can someone explain this to me? Is it because utility costs are just a fixed overhead expense and you can’t do anything about them anyway? You just have to pay them? You finally find some people who understand that utility dollars can be managed just like all other dollars and, in fact, may actually present a tremendous opportunity to increase profits. Then, not only do they talk about it, they do it and it is recognized all of the way to the very top. Please tell me why I never got that office, the rides in the corporate jet, the golf games and dinners at the CEO’s house. What am I missing here?

I hope they never identify having JP4 (jet fuel) in all of their corporate jets as the Number One Opportunity for their planes to fly successfully.

#http://www.sustainableplant.com/2012/01/how-to-quickly-lose-the-single-greatest-opportunity-to-increase-profits/?start=2