LABELLING & LOG

BOOKS
Phil Jones
Building Energy Solutions
- On behalf of Action Energy

• New buildings
• Major refurbishments
• When replacing
controlled services

“Better information leads

to better buildings”

1
WHAT IS A BUILDING LOG BOOK?
Analogous to car
owners handbook

Where are
£15M
the instructions? ?

£15k

FM

WHAT IS A BUILDING
LOG BOOK?
• Summary of building
• Single reference point
• Source of information/training
• Dynamic document

For recording building alterations,

maintenance and energy performance

2
 CIBSE TM31
• How to develop
log books
• Authors toolkit
• Lays down an
industry standard
• Dti support

Technical Building log

Memorandum book
THE TOOLKIT TM 31 SMALL
Building Log BUSINESS
Books - a TEMPLATE
guide and
Printed Publications template

Associated Disc
Building log Building log Building log Building log Building log
book book book book book
MAIN SMALL EXAMPLE 1 EXAMPLE 2 EXAMPLE 3
BUSINESS
TEMPLATE Large air- Small Very small
TEMPLATE
conditioned naturally micro
office ventilated business
school office

GPG 348 - Building Log Books - a user’s guide

GIL 65 - Metering new non-domestic buildings

3
 Building Log Book

Building Log Book

THE
TEMPLATE

KEY FEATURES
• Facilities manager takes ownership
• Blue & green ‘fill-in’ text
• Encourages diagrams and tables
• Indications of page lengths
• Distinctive border
• Written style to come from examples
• Relevant certificates in appendix

4
 Golden Rules (Authors)
• Include log book in clients brief and fee structure

• Appoint a single person responsible for production

– e.g. Lead building services designer

• Start the process early

• Use the distinctive CIBSE style so it is easily recognisable

• Keep the contents list close to the template to retain a

common recognisable structure
• Make it easy to read and understand, use diagrams

• 20 to 50 pages at handover
– (5 to 10 for small businesses < 200m2)

BENEFITS TO DESIGNERS
• Sets out the design criteria
• Gets the design philosophy across
• Leads into O&Ms, drawings etc.
• Protects against building misuse
• Insurance policy against…..
….“my building isn’t working”
….”my building consumes more”

• Ensures a better handover

5
ENSURE COMPLETE
HANDOVER
? ?
Log books help ensure
that building services
are properly
commissioned and
handed over to the FM
Des

Good Practice
Guide 348
- a user’s guide
• Aimed at FMs
• Examples of how
to log energy
• Action Energy
publication
www.actionenergy.org.uk

6
 FM RESPONSIBILITIES
1. Ensure it is up to date at handover

2. Keep it up to date on a day-to-day & annual basis

– including any changes to the building fabric,services,
operation or management

3. Ensure that all those working in the building are

aware of information contained in the log book

4. Keep the log book in its designated location

5. Ensure that building maintenance and energy

performance is logged
Not a legal requirement

TAKING RESPONSIBILITY
Building Log Book

The Facilities Manager signs

the log book at initial
handover or when taking over
from a predecessor

7
 KEEPING COPIES

LOCATION
This log book is to be kept
at all times in: Room
name/No & designated
location in that room.

ELECTRONIC MASTER
An electronic master is kept
at: Server/PC, directory
name & file name.”

UPDATING THE LOG BOOK

Building Log Book

The facilities manager

must approve any
changes made to the
log book

Any changes to the log book

Updated pages must
must be logged including have a new separate
annual reviews of energy and
number to show a
maintenance progressive history

8
9
 METERING STRATEGY KEY
= Directly metered
ELECTRICITY Vermont Court = Estimated
INCOMING METER E M = Electricity Meter
Riser 1 G M = Gas Meter
EM1 LIGHTING 292,656 kWh/yr EM2 Directly metered
836,160 kWh/yr
6,770,832 kWh/yr Riser 2
(6,315,936 metered 292,656 kWh/yr EM3 Directly metered
= 93%)
Riser 3 In new buildings, the
250,848 kWh/yr EM4 Directly metered designer will have
OFFICE Riser 1 provided a metering
245,700 kWh/yr EM5 Directly metered
EQUIPMENT strategy in the log book.
702,000 kWh/yr Riser 2 This shows how all the
245,700 kWh/yr EM6 Directly metered
metering fits together to
Riser 3 monitor energy
210,600 kWh/yr EM7 Directly metered
performance
The main energy end FANS AHU 1 Supply
& Extract 265,200 kWh/yr E M8 Directly metered
uses are determined by 685,200 kWh/yr
adding up the sub meters. AHU 2 Supply
& Extract 265,200 kWh/yr E M9 Directly metered
e.g. OFFICE EQUIPMENT
= Risers 1+2+3 AHU 3 Supply
15,600 kWh/yr E M10 Indirect E9 = 15kW x Hrs run x load Factor

Basement Extract
15,600 kWh/yr E M 11 Indirect E9 = 15kW x Hrs run x load Factor

Toilet Extract E M 12 Indirect E9 = 15kW x Hrs run x load Factor

15,600 kWh/yr

Car Park Extract

108,000 kWh/yr E M 13 Directly metered

COOLING Chillers
631,800 kWh/yr 585,000 kWh/yr E M 14 Directly metered

Dry coolers Some meters may be

46,800 kWh/yr E M 15 Directly metered
thought of as virtual
PUMPS Condenser meters. In this case hours
140,400 kWh/yr E M 16 Directly metered
365,040 kWh/yr run are monitored to give
Chilled water a reasonable estimate of
E M 17 Directly metered
primary 78,000 kWh/yr energy consumption
The energy figures shown are
Chilled water
the DESIGNERS ESTIMATES of E M 18 Directly metered
secondary 102,960 kWh/yr
what the plant will use based on
Heating Primary
the design assumptions. These & Secondary 43,680 kWh/yr E M 19 Directly metered
can be used to compare against HUMIDIFICATION AHU 1 Humid.
actual performance - s e e t a b l e 265,200 kWh/yr 132,600 kWh/yr E M20 Directly metered
xx later. AHU 2 Humid. The building regulations
132,600 kWh/yr E M21 Directly metered
require 90% of each fuel
COMPUTER Main frame & A/C to be sub metered so
E M 22 Directly metered
ROOM 1,839,600 kWh/yr some energy
2,440,536 kWh/yr UPS consumption may not be
600,936 kWh/yr E M 23 Internal UPS metering
metered - in this case
CATERING (Electricity) around 7%
E M 24 Directly metered
390,000 kWh/yr
OTHER ELECTRICITY NOT METERED
454,896 kWh/yr

10
LOGGING OVERALL
ENERGY
PERFORMANCE

- a step by step
approach

11
LOGGING OVERALL ENERGY
PERFORMANCE

WHERE
SUB-
METERING
IS IN PLACE

12
 METERING STRATEGY KEY

= Directly metered

ELECTRICITY Vermont Court = Estimated

INCOMING METER E M = Electricity Meter

Riser 1 G M = Gas Meter

EM1 LIGHTING 292,656 kWh/yr EM 2 Directly metered
836,160 kWh/yr
6,770,832 kWh/yr Riser 2
(6,315,936 metered 292,656 kWh/yr EM 3 Directly metered
= 93%)
Riser 3 In new buildings, the
EM Directly metered
250,848 kWh/yr 4 designer will have
OFFICE Riser 1 provided a metering
245,700 kWh/yr EM Directly metered
EQUIPMENT
5
strategy in the log book.
702,000 kWh/yr Riser 2 This shows how all the
245,700 kWh/yr EM 6 Directly metered
metering fits together to
Riser 3 monitor energy
210,600 kWh/yr EM 7 Directly metered
performance
The main energy end FANS AHU 1 Supply
EM8 Directly metered
uses are determined by 685,200 kWh/yr & Extract 265,200 kWh/yr

adding up the sub meters. AHU 2 S u p p l y

EM9 Directly metered
& Extract 265,200 kWh/yr
e.g. OFFICE EQUIPMENT
= Risers 1+2+3 AHU 3 S u p p l y
E M 10 Indirect E9 = 15kW x Hrs run x load Factor
15,600 kWh/yr

Basement Extract
15,600 kWh/yr EM 11 Indirect E9 = 15kW x Hrs run x load Factor

Toilet Extract
EM 12 Indirect E9 = 15kW x Hrs run x load Factor
15,600 kWh/yr

Car Park Extract

EM 13 Directly metered
108,000 kWh/yr

COOLING Chillers
EM Directly metered
631,800 kWh/yr 585,000 kWh/yr 14

Dry coolers Some meters may be

EM Directly metered
46,800 kWh/yr 15
thought of as virtual
PUMPS Condenser meters. In this case hours
EM 16 Directly metered
365,040 kWh/yr 140,400 kWh/yr
run are monitored to give
Chilled water a reasonable estimate of
EM 17 Directly metered
primary 7 8 , 0 0 0 k W h / y r energy consumption
The energy figures shown are
Chilled water
the DESIGNERS ESTIMATES of EM 18 Directly metered
secondary 102,960 kWh/yr
what the plant will use based on
Heating Primary
EM Directly metered
the design assumptions. These & Secondary 43,680 kWh/yr 19

can be used to compare against HUMIDIFICATION AHU 1 Humid.

E M 20 Directly metered
actual performance - s e e t a b l e 265,200 kWh/yr 132,600 kWh/yr

xx later. AHU 2 Humid. The building regulations

E M 21 Directly metered
132,600 kWh/yr require 90% of each fuel
COMPUTER Main frame & A/C to be sub metered so
EM Directly metered
ROOM 1,839,600 kWh/yr 22
some energy
2,440,536 kWh/yr UPS consumption may not be
EM 23 Internal UPS metering
600,936 kWh/yr
metered - in this case
CATERING (Electricity) around 7%
EM 24 Directly metered
390,000 kWh/yr

OTHER ELECTRICITY NOT METERED

454,896 kWh/yr

LOGGING ENERGY PERFORMANCE

IN MORE DETAIL

13

Record the floor area and
ensure that the benchmarks
and design estimates are
based on the same definition
The log book should
include the designers
estimates of what
consumption is likely to be
Typical and best practice
benchmarks are available
from Action Energy or CIBSE
G u i d e F Energy Efficiency In
Buildings

2
Building energy performance for period from 4.1.02 to 4.1.03 Based on gross floor area of 27,531 m
Fuel type Main end use ACTUAL ACTUAL SUB ACTUAL DESIGN ESTIMATES BEST PRACTICE
INCOMING Metered METERED Main SUB METERED Main end use BENCHMARKS
consumption end use energy Main end use energy energy consumption Main end use energy
2
(kWh/yr) consumption consumption ( k W h / m )/yr consumption
2 2
(kWh/yr) ( k W h / m /yr) ( k W h / m /yr)
E L E C T R I C I T Y Lighting 1075685 39.1 30.4 24.7
Office Equipment 828100 30.1 25.5 19.6
Fans 734500 26.7 24.9 20.4
Cooling 904150 32.8 22.9 17.9
Pumps 395460 14.4 13.3 10.2
Humidification 287300 10.4 9.6 10.2
Computer Room 2526384 91.8 88.6 74.0
Catering (Electricity) 420000 15.3 14.2 11.1
TOTAL SUB METERED ELECTRICITY 7171579 260.5
TOTAL FROM MAIN INCOMING METER 7677227 278.9 245.9 198.9
OTHER (UNMETERED) ELECTRICITY 505648 18.4 16.5 11.1
Percentage unmetered 6.6%
GAS
Space Heating 3031860 110.1 117.6 80.8
Domestic Hot Water 464750 16.9 14.2 10.2
Catering (Gas) 287300 10.4 9.6 6.0
TOTAL SUB METERED GAS 3783910 137.4
TOTAL FROM MAIN INCOMING METER 3783910 137.4 141.4 96.9
OTHER (UNMETERED) GAS 0 0.0 0.0 0.0
Percentage unmetered 0.0%

STEP 5 Compare performance

Calculate the unmetered Actual V Benchmarks V Design Estimates STEP 6 Take
consumption. If this is - Where available
greater than 10% then Most of the end uses in this particular action on
investigate what it could be building are significantly above the excessive
designers estimates which in turn are
consumption
above the benchmarks

14
 HOW WILL IT HELP FMs ?
• Managing the building will be easier with current design
philosophy always available

• Informs staff and contractors and saves time in searching for

key information

• Improves understanding of building

• Provides an historical record

• Avoids random alterations that damage design intent

• Logging performance helps identify energy problems

• Should help enhance occupant satisfaction

HOPES FOR THE FUTURE

• Feedback could improve the way we design
– Improved benchmarks

• Feed
Feed--forward could improve the way we use designs

• Could be used in ‘sea trials’ & POE

• Information could be used by developers/letting agents

• Could play a significant role in implementation of EU

‘ Energy Performance of Buildings’ directive

15
 LOG BOOKS & LABELLING
Log books could…….

• hold the base information for labelling

• e.g. Floor area & energy consumption

• hold the energy calculations & results

• hold the energy certificate

• feed data to software e.g. TM22

• hold the output from software

• build a historical record

16
BENEFITS OF PROVIDING
INFORMATION

• Economic benefits

• Environmental benefits

• Better building services

• Better buildings

Better Information
leads to better
buildings

Phil Jones
Building Energy Solutions
phil@build.demon.co.uk

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