Energy audit results: laundry list of repairs

The silver lining: Over time, changes would save money, By Jan Baker Vernon — “Do we have a sick building?” That was the question asked by Council member Richard Carson of Don Kasper, an engineer with Steven Winters Associates of New York City, after he presented the results of an energy audit on the town’s Municipal Building. “Yes,” Kasper said. “It needs immediate attention.” The audit was undertaken at a cost of $11,499 from the summer of 2009 through November, 2009. Seventy-five percent of the cost of the audit will be reimbursed to the township because it was performed through the New Jersey Clean Energy Office. Township Engineer Lou Kneip reports that the paperwork is now in process and he expects reimbursement soon. The remaining 25 percent of that bill will be refunded if Vernon implements 25 percent of the recommended energy-savings changes. What’s wrong At last Thursday’s township meeting, Carson also wanted to know if the mold found on some air conditioning units could make people who work in the building sick. Kasper said that it was possible and added that the current system allows too much moisture into the system. He also noted that the building is using heat and air conditioning at the same time. Kasper started his presentation by explaining that comparisons were made by examining and comparing similar structures and by also looking at two years’ worth of the township’s electric and natural gas bills. He told the crowd that the Vernon building was unique and the company could not find one exactly like it. Kasper broke down his report into three categories: recommendations, service measures and energy conservation measures. The following items are in need of replacement: Roof, which he said was not properly installed. It shows signs of ice build-up and damage partly caused by the break-down of the attic insulation and from chopping away at the ice. Skylights, which are leaking; the wood around them is rotting. Windows, which have wood rot because of improperly installed window air conditioner units. Some of the units were not working and some are showing signs of mold. Hot water heater and heating pipes, which have not been maintained and are outdated. The heating system is past its usual lifetime, Kasper said. In addition to this list, Kasper told the council they could save on electric bills by replacing the existing incandescent lighting with fluorescent lighting; installing occupancy sensors in sparsely used areas; replacing the exit signs with LED lights, and installing water efficient fixtures. He also suggested using Energy Star appliances as yet another way to save. He further recommended that the township “negotiate” rates with the utility companies. In his presentation, Kasper underscored his premise that follow-up counts. The council should, he said, “insure that once everything is installed...hire contractors to make sure that everything is within code and you are not wasting electricity.” The cost of repairs? If all the recommendations in his report were followed, Kasper estimated the cost would be in excess of $391,000. However, the payback amount for these repairs would be $37,500 per year, he said. “This report reinforces what we felt,” commented council member Valerie Seufert, who added that the heating and air systems have to be addressed immediately.

Lack of maintenance seems to be the problem with a lot of things.” Don Kasper, of Steven Winters Associates, listing problems and causes at the Vernon Township municipal building