U.S. Energy Group Launches USE-Analysis™

A Large-Scale Fuel Consumption Study Designed to Define Baseline Usage and Determine Peak Operating Efficiency

Fresh Meadows, NY: U.S. Energy Group has launched USE-Analysis™, a large-scale fuel consumption analysis study, which is designed to define the amount of oil, or gas equivalent, that buildings in New York City typically use, and to apply this information to help buildings achieve peak operating efficiency. USE-Analysis™, which started with U.S. Energy’s existing customers and is now open at no cost to all New York City multi-family (rentals, coops and condos) and commercial buildings, analyzes key building indicators along with historical fuel usage to develop two numbers – the amount of fuel the building is currently using by “degree-day” and the amount it would be using if it were operating at peak operating efficiency. Once these two numbers are known, U.S. Energy Group recommends a “Pathway to Peak Efficiency.”

The popular “rule of thumb” has been that a one-bedroom unit uses 525 gallons of fuel per year, or .75 gallons/square foot; however, this is not supported by a credible statistical analysis. U.S. Energy Group recognizes that the only way to understand usage is through “real-world” monitoring and benchmarking. The goal of USE-Analysis™ is to systematically aggregate existing building data for a large sample of buildings and develop a more accurate portrait – a city-wide benchmark of normative fuel usage.

First, the building owner or manager is asked to supply U.S. Energy Group with information, such as a building’s fuel bills for the past two years, the size of the building, the type of heating system the building has (such as steam, vacuum or hot water); and any noteworthy building features (penthouse units, cast-iron or aluminum radiators, etc.). Typically, the fuel information is easy to obtain from suppliers with simple authorization (most fuel companies can easily provide past bills on an account, and some have them available online), and U.S. Energy Group analysts can assist in the process to make it even easier for the building owner or manager.

Next, U.S. Energy Group processes the information, using a specialized database analysis tool. The end-goal is to develop two numbers: the amount of fuel the building is actually using and the amount it is projected to utilize if it were operating at peak operating efficiency. Finally, U.S. Energy Group presents the owner with a Pathway to Peak Efficiency, which is a series of recommendations for the specific building. Managers can reduce their operating costs significantly if the Pathway goals are implemented.

The first phase of USE-Analysis™ has focused on over a thousand existing customer installations, and U.S. Energy Group studied these buildings’ fuel usage before and after the installation of its energy management system ( EMS ). An energy management system (EMS) uses both the outdoor and indoor temperatures of the building to cycle the boiler more efficiently than the old-style devices, often called ‘heat-timers,’ which are triggered by outdoor temperature only. Thus far, the findings in this phase of the study have been illustrating that buildings, after installing an EMS , typically reduce fuel usage by 18-23%, but that the percentage of decrease was dependent on the extent to which the buildings were actively monitored. For example, those customers who paired their EMS with U.S. Energy’s USE Manager Online Monitoring System and who promptly responded to system alerts had much better results.

While the first phase continues, U.S. Energy Group has opened the study to all existing multi-family (rentals, coops and condos) and commercial buildings in the New York Metro area, inviting owners and managers to submit information for their buildings. There is no obligation or cost to participate in the study or to receive the Pathway to Peak Efficiency recommendations. U.S. Energy knows the information garnered will help guide its existing customers and build stronger relationships across the real estate industry. For example, the increased data expected in the second phase will facilitate greater categorizing, including norms for each borough, for each type of building and for different heating systems.

“This study is crucial to understanding how various categories of buildings use fuel and how to reduce their usage,” stated Anthony Jabbour, product manager at U.S. Energy Group. “We look forward to having a better understanding of normative usage and helping building owners save money.”

Building owners and managers who are interested in participating in the study and receiving a free Pathway to Peak Efficiency report about their buildings should call Tom Scali, Steve Guerrero or Anthony Jabbour at (718) 380-1004 or email info@use-group.com. Visit www.use-group.com to learn more.

Founded in 1978 by CEO Jerry Pindus, U.S. Energy Group is a metro- New York based firm, which develops and integrates energy control, monitoring and analysis systems for large residential and commercial properties. With the slogan “Building Efficiency Through Information Management,” the company’s three flagship products include: USE Manager™, an internet-based building management service which provides information to keep buildings running safely and cost-efficiently; USE Controller™ Energy Management System (EMS), which controls and monitors energy and fuel use and provides proven savings of 10%-30% on fuel consumption, while returning investment in less than two years; and USE Verifier®, a patented advanced ultrasonic measurement system which enables building owners and managers to verify the amount of oil they receive, as well as control their inventory and budget. With U.S. Energy Group’s products and services, building owners save money, conserve energy and enhance residents’ comfort.

For Immediate Release
Press Contact: Sherri Jean Katz, sjkatz@nyc.rr.com

Mr. Efficiency recommends you monitor your oil deliveries independently and
accurately. While the Verifier Digital Fuel Gauge is the most effective way
to verify an oil delivery, there are some other tips you should keep in
mind:

1. The Super must be on hand for each delivery and observe the entire process.
2. The truck driver should put the ticket in the meter in front of the
   Super. The ticket should not be in the meter when the truck arrives.
3. Make sure that your Super checks the truck ticket and compares it to the Verifier report - short deliveries are prevalent.
4. If you do not have a Verifier, check the amount of oil before and after the delivery with a special measuring stick which shows the height of the level of oil in the tank. Use an accurate chart to figure out the amount of oil.
5. Report any discrepancies and write them on the ticket.
6. The temperature of the oil, the speed of the delivery and blowing out the oil line all influence the amount of oil delivered.
7. Observe to make certain your oil delivery vendor does not spill any oil.
   Spills result in fines and are dangerous.
8. Keep a record of daily oil usage. If you have the Verifier, these records
   will be kept automatically by the system.
9. Post a step-by-step list of instructions in multiple languages right in
   your boiler room. This will help your Super remember the steps to take when
   an oil delivery takes place.

• The 2009 filing year will be shortened and will run from January 1, 2009 – November 15, 2009.
• All annual low pressure boiler inspection reports must be filed within 45 days of the date of inspection.
• Reports submitted 12 months after the date of inspection will not be accepted.
• An Affirmation of Correction must be filed, which states that defects found during inspection have been corrected.
• Failure to submit a report within the 45 day period will subject the building to a $45/month late filing fee.
• Failure to file an annual report is subject to a full penalty of $1,000 per boiler.

Visit www.nyc.gov/buildings for more information.

By Jerry Pindus

A good superintendent is a treasure. He or she is essential to running an apartment building efficiently. I thought it might be helpful to list a few things that a good super should be doing:

1. Check the boiler water levels daily and manually feed water to be aware of any steam or tube leaks.
2. Manually turn off the boiler on Spring and Fall days when the building gets unnecessarily hot.
3. Manually run the boiler longer during “rush hour” when tenants are waking up and taking showers.
4. Listen to tenants’ complaints about hot or cold apartments and then verify them in person before doing anything.
5. Notice when the boiler seems to be running longer to maintain adequate heat.
6. Check the stack thermometer for indications of dirty tubes.
7. Keep the management informed of changes in how the boiler is running and of any other problems.
8. Remember, your Super needs technology to help these efforts. Your EMS will help can help in several ways:
   • Meter on the Make-Up: A meter is placed on the make-up water feed. If there is an automatic feed, the meter will record the use the owner or the super might not know about otherwise. If there is only a manual feed, the system informs the management when the super is adding water. This is important both to stay on top of leaks and to make sure the super is blowing down the boiler every week or so and testing the emergency shutoff.
   • Reducing Runtime: Because the USE Controller EMS controls the boiler based on the desired indoor temperatures, the system turns the boiler off when the building is warm even if it is 50 degrees outside. This can be a big energy saver on those sunny Spring and Fall days.
   • Wakeup Surge: The system can be programmed to give a heat “boost” in the early morning, allowing an owner or manager to lower the temperature in the middle of the night but make sure occupants are comfortable when they get out of bed and are getting ready for work.
   • Some Like It Hot: Temperature sensors let you know which apartment lines are really cold or hot, without relying on tenants’ personal observations and opinions. Often, the key to comfort and saving energy is insulating a cold wall, fixing a drafty window, changing a radiator valve, or cleaning a steam trap. But, you need accurate information before you can identify these problems.
   • Compare and Control: The USE Controller EMS stores historical data and lets you compare boiler run-times from day-to-day and over extended periods of time. You can even compare your building to others, and the system will alert you to excessive boiler run-times. If your boiler has to run 20% longer to provide heat than it did last week, you will want to know right away so that you can start troubleshooting.
   • Stack Up Savings: One reason for longer run times can be dirty tubes. Checking the stack temperature daily can quickly alert you to rising temperatures that mean heat is going up the chimney instead of transferring to the boiler water. Cleaning tubes promptly will result in a better heat transfer, and you will save energy.
   • Tell Me About It: Your super might have the best memory. He knows the residents by name, their apartment numbers and if they prefer to do laundry at 6 AM or 10 PM. However, no matter how good a super is, he can’t possible remember every piece of building data or to tell you every detail you need to know. The USE Controller EMS is a terrific tool for communicating information you need to run your building efficiency and for alerting you to larger problems with the heating system.

By Jerry Pindus

Last month, we got word of two instances of heating oil “shorts.” Some folks stop worrying once the weather gets warm, but actually oil “shorts” are a big concern year-round (especially if you’re using oil for the boiler with chillers for the AC system).

In Washington Heights, the super in a six-story, sixty-family, pre-War building which recently installed a Verifier® Digital Fuel Gauge on the building’s 4,000 gallon above ground tank, looked at his truck ticket and noticed it reflected a 340 gallon short of #6 oil, when compared to the Verifier® reading. Knowing of course that his Verifier’s digital reading was accurate, he looked into it further and worked with a U.S. Energy Group client support representative to confirm that 340 gallons was in fact missing. The property manager for the building confronted the vendor, who replaced the missing heating oil.

In another recent case, the owner of a 1970’s Westchester co-op, with 96 families and a 5,000 gallon above ground tank, had been lax in comparing his delivery tickets to the Verifier®. When he did so a month later, he found that out of six of his deliveries of #4 oil, two of them were short by over 100 gallons. The vendor was contacted and on the next delivery, officials from both companies were present to observe. The oil line was cleared a number of times and the delivery was done very slowly. The amount delivered was actually over this time by 26 gallons. The owner agreed to pay for the 26 additional gallons and in turn requested that he receive a credit for the 200 gallons shorted. The trucker agreed to use the Verifier® Digital Fuel Gauge for billing in the future. This outcome was possible because of the record-keeping function of the Verifier®.

Remember, be vigilant and verify your deliveries.

Jerry Pindus, CEO of U.S. Energy Group, has worked with his client services team to develop a list of tips to help provide the highest level of customer interaction and services.  All of us have customers or clients of one kind or another – whether they are tenants, property managers, owners, employers or work supervisors.  Use these tips with your customers:

1. Smile! Whether facing a client or speaking to them on the phone, a SMILE is the first step to providing good service.  Believe it or not, you can hear a smile in a voice.
2. Say something nice. When a client does a good job managing their building or caring for their home or apartment,  make sure to compliment them. They will appreciate it.
3. Be positive. Always stay positive. It will make those around you feel positive as well.
4. Listen and take notes. The client knows what they want. You need to listen and take notes – so you can meet and exceed their expectations.
5. Learn to say, “I am really sorry for what happened and how it affected you.” Be sincere and care about your clients’ concerns. Take responsibility and be willing to apologize.
6. Personalize your interaction. Use the customer’s name when speaking on the phone. When mailing something, send a personal note. When responding to emails, keep it professional and polite.
7. Be prepared. Anything can happen when managing a building. Be prepared for it.
8. Don’t ever argue with a client. This is a basic one – the customer is always right (even when he’s not), but you can try to make him or her understand a bit more of the situation without making him wrong.
9. Use “WE” statements when possible rather than YOU. This shows that you personally care about the work and consider yourself a part of their team.
10. Don’t be a gatekeeper, even while being the gatekeeper. We all know it’s necessary to sometimes be a gatekeeper and not let things escalate to a higher level, but the client should never be made to feel that they are being blocked or prevented access.
11. Be a double-checker. Even if you know the answer, let the client know you will double-check for them. This informs the client that you know their concern is important and that you care enough to make sure their building runs perfectly.
12. Focus on one thing at a time. It might be tempting to do some busy work while on the phone with a client, but they need your full attention. Stick to one thing, to make sure you do it right.
13. Always make a written note.  Make sure you note the conversation - what happened, when it happened, who was involved, and what was done about it – so you can follow-up (or in case someone else follows-up on you).

The Chicagoland Apartment Association invited Tom Scali, Director of Sales and Business Development for U.S. Energy Group, to their annual Trade Show and Education Conference on April 8, 2009 at the Drury Lane Theatre and Conference Center in Chicago. Along with executives from Chicago-based Minster Mechanical Sales, Scali showed owners and managers how to drive their portfolios more efficiently and save money on energy costs.

“Building owners and managers in Chicago want a solution – a way to green their buildings,” Scali explained. “We’ve joined forces with Minster Mechanical Sales to bring the U.S. Energy Group system to them and it already has been very well-received.”