Energy Conservation

Experts say fuel costs will continue to rise. The Board needs to seriously consider boiler upgrades, valve and window replacement, and insulation before it spends another dollar on renovation.

On October 14, 2005, the Board of Directors released to shareholders a memo about the "Fuel Oil Surcharge and Capital Project Update." It announced a doubling of the fuel oil surcharge from $12.00 to $24.00 per share annually -- the surcharge now is just shy of a month's maintenance after Star -- and simultaneously reported approval of the hallway renovation plan and the beginning of an entranceway renovation project.

Favorable Comments. The memo says, "The Board received many very favorable comments about the prototype hallway that has been completed in Building 7." It also reports, "Everyone that has seen the new entrance has complimented that it is beautiful and a welcome addition to Bryant Gardens."

Analysis Trumps Compliments. Wouldn't it be nice if we could turn all those favorable comments and compliments into fuel oil to heat our apartments this winter? Of course, we can't. Compliments don't pay the bills, and they're no substitute for the cost benefit analysis the Board should have done before approving the renovations.

Conservation First. It is unresponsive and irresponsible for the Board to proceed with renovation projects, compliments or no, without first providing for conservation projects to reduce our heating costs, and not incidentally, to make our apartments more comfortable. As the memo says "there are apartments in Bryant Gardens that are overheated during a typical winter season."

Heating Costs are High. At about $2.00 per gallon for #4 fuel oil, the cost for heating will be, on average, over $1100 per apartment this year. The memo says "Even by today's standards that number is considered to be excellent." The U.S. Department of Energy says "Heating and cooling costs the average homeowner around $600 a year." Who's kidding whom?

Aging, Inefficient Heating Plant. Our 25-year old heating plant, which our conscientious maintenance staff keeps working optimally, is nevertheless nowhere near as efficient as modern equipment. Any plant built over 15 years ago has a maximum efficiency around 80%; modern plants, using condensing boilers, top 95%. And there's more efficiency to be gained by changing from just two boilers with no backups to more sophisticated configurations of multiple smaller boilers. Never mind the possible savings from rebates and cogeneration. And let's not get started talking about insulation.

It's 2005, not 1995. The memo says "After review with Con Edison in 1995, it was Con Edison's conclusion that it was not cost effective for Bryant Gardens to convert to natural gas." Right, but... Hey guys, it's 2005. Fuel costs have increased 300% since 1995, but the cost of equipment and labor has increased only marginally. Back to the drawing board, Board. The real numbers will more than justify changing our aging boilers.

Experimentation, No. Consultation, Yes. The memo says "The Board has also experimented with Danfoss thermostatic control valves that help regulate the temperature in individual apartments." May we suggest that instead of experimenting the Board follow the lead of responsible boards everywhere and hire a consultant? Thermostatic control valves save energy while making our apartments more comfortable.

Two Panes Better Than One. The memo says "All of the apartments have replacement thermal break insulated windows." But that's not what the experts recommend today. We urge the Board to get expert advice on replacing the remaining single pane windows with energy efficient double pane windows mounted in non-conducting window frames. But let's get the valves replaced first. As others have noted, it doesn't make any difference what kind of windows we have, if we have to leave them wide open in the winter.

The Onus is On Us. After imposing an increased fuel surcharge, and without proposing any meaningful ways to reduce fuel consumption, the Board suggests in its memo that shareholders should "Limit hot water and dishwasher usage," to conserve energy. Well, at least they didn't suggest we shower with a friend.

Conservation should begin in the Board Room.

Radiator Valve Replacement

We need to replace our management-controlled radiator valves with thermostatically controlled or manually controlled valves. That will make our apartments more comfortable and significantly reduce heating costs.

You don't have to be an expert to know that the valves controlling most of the radiators at Bryant Gardens are among the least efficient imaginable. This is unconscionable at a time of high and rising fuel costs.

Management Controlled Radiators. Our radiators are described as "management controlled." That means if it's too hot, you can ask the maintenance office to send someone to your apartment to turn the radiator down. If it's too cold, you can ask to have the radiator turned up (or bled if necessary). If you don't bother to ask -- which 95% of us don't according to Superintendent Robert Compasso -- your radiator never gets adjusted. Sometimes it's too hot, sometimes too cold, and, as Goldilocks says, sometimes it's just right.

Minimal Heating Efficiency. Due to the skill of our maintenance personnel, many of us are close to comfortable a lot of the time. But the arrangement doesn't maximize comfort and definitely minimizes efficiency. The fans, air conditioners, and open windows we use to cool down overheated apartments every winter waste as much as 20% of our heating oil budget.

Danfoss Valves. Danfoss thermostatic regulator valves, which have frequently been mentioned on the Forum, may well be the optimal way to achieve comfort and efficiency. Once set, they automatically adjust the radiator to achieve the desired room temperature. However, at about $150 per radiator for hardware, plus installation, they are not cheap, and might not be the most cost-efficient solution.

Cheaper Valves. Fortunately, the Danfoss valves aren't the only way to achieve more comfort and efficiency. Less elegant, but also less expensive, are manually adjusted valves like the ones we grew up with. While most of us won't call the maintenance office except in an emergency, we will bend over to adjust a radiator equipped with a manual valve. Manual valves produce more comfortable apartments and waste less fuel.

Time for a Change. We know what we have now is fuel-ishly inefficient. We need to fully examine the alternatives, perform a comparative cost-benefit analysis, and get with a valve replacement program. Fuel surcharges are only acceptable as a last resort.

Adjustable radiator valves = more comfort with less fuel.