With the rising costs of energy and the push to be more energy-responsible, it has become even more important to provide accurate and repeatable BTU measurements for true energy consumption and billing purposes. Two markets that have seen a recent increase in the usage of BTU measurements are apartment and condominium complexes and retail spaces. Owners are interested in reducing their risks as well as providing an accurate bill based on a tenant’s actual energy usage. In this article, we discuss a multifamily energy billing solution.

Multifamily Energy Billing Requirements

In some areas, the law requires an owner to provide heat as part of their base services. Typically, however, they are not required to provide cooling, but in a fair number of cases, air conditioning is provided. How the owner bills for this energy use varies, but one method is to provide fan coil units that do both the heating and cooling. The owner then provides a BTU measurement as part of the fan coil unit with a programmable thermostat for temperature control.

BTU Measurement

Utilizing BTU measurement provides a win-win scenario as it allows the owner to bill the tenant for their actual usage. This encourages the tenant to be more energy-conscious. For example, a tenant is much more likely to raise the temperature during the warmer months while they are away from their apartment. This saves a tremendous amount of energy as well as ensures that the tenant has control of their comfort. How that measurement is made is important. The need for an accurate, repeatable, and low-maintenance BTU measurement is critical to ensure that the amount the tenant is paying is fair and accurate.

The old solution for BTU measurements was to have a Building Automation System (BAS) provide two temperature measurements (one supply, one return) and a flow meter. The data was brought into the BAS system, which calculated the energy usage and provided totalization. This method has several shortcomings some of which are the ability to operate when there are very low flow rates and low temperature differentials. Small signal errors or inaccuracies can result in very significant errors in BTU calculations. Let’s look at an error calculation using this method.

Energy Calculation Error Using a BAS

To simplify the example, this calculation only takes into account potential errors due to the temperature sensors, 4-20mA transmitters, flow meter and BAS (all other potential sources of error are ignored). The device errors are listed in the table below (sources of error are ignored).

Device Errors Using a BAS

Energy Calculation Errors Using a BAS

The Energy Calculation Error Solution

The ONICON System-40 BTU Measurement System provides a very viable answer to this problem. The System-40 is provided with an integral wetted inline ultrasonic flow measurement and a matched pair of platinum RTD temperature sensors. It is available in pipe sizes ranging from ½” to 2½” with flow rates from 0.03 to 250 GPM. The flow sensor is accurate to within ±1% of reading over a 25:1 turndown. The matched platinum RTD temperature sensors ensure a differential measurement uncertainty of ±0.18°F. The meter is also programable for both water and glycol systems. ONICON utilized CFD in the design of this meter, which allows for the meter to be used in most applications with no straight run, a critical feature for tight space installations such as a unit heater.

A typical installation for pipe size range from 1¼” to 2½”

The System-40 provides an analog output that is programmable for energy rate, flow rate, temperature (supply or return) or delt T. The System-40 also is available with RS485 communication (BACnet® MSTP or MODBUS RTU). In addition, the ONICON System-40 is calibrated at the factory as a complete system and is “plug and play” once installed in the field, making start-up and commissioning much easier. Let’s examine the error calculation utilizing an ONICON System-40.

The calibrated ONICON BTU meter drastically decreases the effect of errors in an HVAC system.

The ONICON System-40 is designed specifically to tackle this type of multifamily energy billing application. It simplifies and provides a proven, accurate, reliable and repeatable BTU measurement for both the building owner and the tenant. For more information on ONICON’s System-40, please email us or call us at 203-261-8100.

Kevin Stettnisch

Applications Engineer

As an Applications Engineer, Kevin assists the sales team in a variety of different areas, including product selection, submittal documentation and proposals. He also shadows job site visits with other sales engineers to expand his knowledge of project design, product troubleshooting and communicating with other engineers, contractors, owners and end users.

Kevin is competent in Spanish and holds a Bachelor of Science degree in Mechanical Engineering from Lafayette College in Pennsylvania.

Kris Hess

Project Manager

Kris has over 23 years of experience in the HVAC industry specializing in the design and installation of laboratory control systems. His solid systems and HVAC industry knowledge combined with his thorough and in-depth analytical skills allows him to deliver consistent, positive results for our clients. Kris has an aptitude for understanding new products and approaches and takes pride in establishing and maintaining long-term relationships with each customer he supports.

Kris’ control systems certifications include: Easy IO CPT, Niagara AX, Honeywell Excel 5000 CARE and Tek-Air Smart Lab Control Systems.

Nicole Tierney

Office Administrator

As an Office Administrator, Nicole handles office and service administration tasks in our Danbury, CT location.

She has experience as a customer service representative, a sales coordinator and a strong background in customer service and sales support.

Cathleen Rugulo

Office Administrator

Cathleen manages the administrative activities for Accuspec's NJ office. Her background includes managing business finances, back office operations and client relations.

She holds degrees in education and english, and taught kindergarten through 6 grade science and creative writing in private schools in New Jersey and California.

Toni Avallone

Office Manager

Toni joined the Accuspec team in 2019. She maintains and organizes administrative activities including AR/AP, customer and vendor support, and various other office operations and procedures. She has over 14 years of experience in handling a wide range of office management and executive assistant related responsibilities for both small and global businesses. Toni works closely with the Accuspec team members, assisting with the company’s diverse needs.

Toni holds a BA in Communications from Western Connecticut State University, as well as an MS in Education from the University of Bridgeport.

Ryan Katkocin

Assistant Project Manager

As Assistant Project Manager, Ryan reviews engineering documents, prepares submittals and works with mechanical contractors to drive projects to completion. He brings extensive experience as an operations manager, loan processor and underwriter to Accuspec. He has worked closely with government agencies, utility companies, design engineers, and financing agents.

Ryan holds a B.A. in Economics from Marist College, in Poughkeepsie, NY and an M.B.A. from the University of Connecticut.

Chris DeStefano

Service Manager

Chris has been with Accuspec since 2002 and oversees all service offerings including turnkey laboratory airflow control projects, ongoing testing, preventative maintenance and repair services. He also serves as an important technical advisor to Accuspec's sales staff.

Chris's formal training includes ACCA's (Air Conditioning Contractors of America) programs on heating and cooling loads and duct sizing. He has also participated in numerous training programs offered on airflow control systems and products.

Chris holds a Bachelors of Science Degree in Economics from Quinnipiac University.

Sam Hall

Sales Engineer

Sam spent three years in an Application Engineering role at Accuspec before moving into the Sales Engineer position. In that role, he worked closely with the sales team supporting projects at each phase: design, pre-sale, and post-sale.

Sam has extensive experience in analyzing, estimating, and submitting on laboratory projects, along with other markets Accuspec specializes in.

Sam holds a Bachelor of Science degree in Mechanical Engineering from Penn State University.

Lucas Rowe

Sales Engineer

Lucas Rowe holds a Bachelor of Science degree in Electrical Engineering from The University of Connecticut in Storrs. While earning his degree, Lucas worked summers for a plumbing and heating company in Albany, NY focusing on residential, commercial and public sectors.

As an application engineer with Accuspec, Lucas worked closely with the sales team on designing and supporting jobs on a pre-sale and post-sale basis. Lucas’ current responsibilities included reviewing design documents, generating submittal documentation and creating sequences of operations to meet design requirements. He has worked on over 50 laboratory projects including Amherst College New Science and Engineering Complex (a 6 story, 250,000 sq. ft. facility).

Kristen Marshall

Vice President Brand Engagement

With over 25 years in the marketing industry, Kristen is a motivated, high-performing leader with a proven track record in growing revenues, increasing operating profit, and leading teams to achieve corporate objectives.

In her latest role as VP, Brand Engagement for Accuspec, she leads both the Human Resources and Marketing disciplines to attract high caliber talent and create strategy that produces more effective execution, higher productivity, and disruptive innovation for the company. She ensures that both areas are focusing on the same objectives but applied to different audiences. This collaboration allows Accuspec to stand out in an already saturated market, by building its brand and increasing awareness with clients.

Education includes B.S. in Marketing from Clemson University, M.B.A. in International Business from Fairfield University and currently enrolled in the M.A. in Psychology program at New York University.

Bill Theel

Senior Sales Engineer

Bill works closely with the end-user, consulting, and contracting communities to specify and apply Accuspec's products over a wide array of facility types. He is well known and highly regarded in these communities, and is often viewed by his clients as a trusted advisor.

Bill had an excellent systems related background both on the end-user and provider sides of the business. He has overseen numerous projects to improve quality, efficiency and safety and was responsible for the construction of a major sterile-filling facility.

Bill holds a B.S. in Chemical Engineering from Rutgers University, and is currently an active member of the International Society for Pharmaceutical Engineering (ISPE).

Brian Simkins

Senior Sales Engineer

Brian's primary responsibility with Accuspec is to interface with consulting engineers and owners to assist them in designing, installing and commissioning critical HVAC and airflow control systems. Although Brian is a very well-rounded individual, he has particular expertise in the utilization of descant dehumidification for low-dewpoint and dedicated outside air applications.

Brian has been published in several magazines on topics such as make-up air and humidity control systems, arena commissioning, and energy efficient design. He has presented many times on desiccant technology topics including Part Load Dehumidifier Performance, Humidity Control for Cold Storage Load Docks, and Desiccant Based Make-up Air Systems for Ice Arenas.

Brian holds a Bachelor of Science degree in Mechanical Engineering from Northeastern University, Boston MA. Brian serves on the Board of the Long Island chapter of the American Society of Heating, Refrigerating and Air Conditioning Engineers (ASHRAE) and is an active member in the United States Green Building Council (USGBC).

Jonathan Savona

Senior Sales Engineer

Jon has been with Accuspec since 2001, specializing in critical airflow control design in the Pharmaceutical/Biotech, University, and Healthcare markets. His industry experience also includes project engineering, and project management for large critical environment projects.

Jon has built and maintains many strong relationships with consulting engineers, architects, facility owners, and contractors throughout the Northeast. He works closely with clients in Connecticut and Central/Western Massachusetts.

Jon is a Past President of the International Society for Pharmaceutical Engineering (ISPE) New England Chapter (now Boston Chapter) and also held positions as Co-Chair and Chair for ISPE International Student Development Council based out of Tampa, FL. He is also an active member of the American Society of Heating, Refrigerating and Air Conditioning Engineers (ASHRAE).

Jim Brech

Senior Sales Engineer

Jim has been with Accuspec since 1989. His primary responsibility has been to interface with consulting engineers, owners, and contractors to assist them in designing, installing and commissioning laboratory air flow control, desiccant dehumidification systems and exhaust air systems. Jim has a wealth of experience in laboratory exhaust systems in the research and education sectors and has also been involved with numerous projects for archival storage. He has been honored as the top producing representative in the country for Strobic Air.

Jim holds Associates Degrees in both Electronic Technology and in Marketing Management and is an active member in the American Society for Heating, Refrigerating and Air Conditioning Engineers (ASHRAE).

Jeff Siemasko

Vice President

Jeff joined Accuspec in 2019 and specializes in critical airflow control in the pharmaceutical/biotech, school/university, and healthcare markets. His background includes sales/application engineering, marketing, business development, direct sales, and sales management. He also has extensive experience managing employees and manufacturers’ representatives.

Jeff has designed a large number of HVAC systems to provide precise temperature and humidity control for many demanding applications. He has also contributed to numerous articles relating to the use of desiccant dehumidification in many different industries including food processing, pharmaceutical manufacturing, and health care. Jeff works with clients in Eastern and Central Massachusetts, New Hampshire, Maine, and Rhode Island.

Jeff received a Bachelor of Science in Mechanical Engineering from Worcester Polytechnic Institute and a Master’s in Business Administration from the University of New Hampshire. He is a member of the American Society for Heating, Refrigerating and Air Conditioning (ASHRAE).

Craig Marshall

Principal

Craig oversees the sales activities at Accuspec's Connecticut office, and directly serves clients in the consulting engineering, end-user, and contracting communities.

Craig has been with Accuspec for more than 20 years, first as a Project Engineer and then as Vice President. His primary responsibility has been to interface with consulting engineers and owners to assist them in designing, installing and commissioning laboratory air flow control and desiccant dehumidification systems. Craig has designed over 100 low humidity spaces for manufacturing areas, archival storage areas and hospital operating suites. He has also designed over 80 airflow control and pressurization systems for the R&D laboratory marketplace, hospital isolation rooms and pharmaceutical manufacturing areas.

Craig received a Bachelor of Science in Mechanical Engineering from the State University of New York at Buffalo, and is a licensed Professional Engineer in the State of Connecticut.

Multifamily Energy Billing Solutions

Multifamily Energy Billing Requirements

BTU Measurement

Energy Calculation Error Using a BAS

The Energy Calculation Error Solution

Products for HVAC Systems

HVAC Systems Solutions

HVAC Systems Project Profiles

HVAC Resources

About

Contact

Kevin Stettnisch

Kris Hess

Nicole Tierney

Cathleen Rugulo

Toni Avallone

Ryan Katkocin

Chris DeStefano

Sam Hall

Lucas Rowe

Kristen Marshall

Bill Theel

Brian Simkins

Jonathan Savona

Jim Brech

Jeff Siemasko

Craig Marshall