Beating the System

New energy management systems perform multiple functions via the Web.

By Rebecca Oliva, Technology Editor -- HOTELS Magazine, 3/1/2003

The InterContinental Mark Hopkins in San Francisco uses IINNCOM's INNweb, as system which runs over the hotel's existing Ethernet.

When the 413-room InterContinental Mark Hopkins hotel in San Francisco implemented the INNweb energy management system by Niantic, Connecticut-based INNCOM, it saved 25% in energy costs, from US$4.2 million in 2000-2001, to US$3.3 million in 2001-2002. While the hotel has intensified its own energy conservation initiative, it attributes 80% of the savings to INNweb, a system that runs via the hotel’s existing Ethernet cable.

“Given the success we have seen at Mark Hopkins, we are hoping to extend the system and program to other hotels in the area,” says Martin Ford, regional director of engineering for Six Continents Hotels.

Specifically, INNweb uses the same infrastructure that properties use for technology such as video-on-demand and high-speed Internet access. Mark Hopkins uses one Ethernet for its guestroom high-speed Internet access and the INNweb system.

Six Essential Steps To Developing An Energy Management Program Phil Sprague, principal and energy engineer, PSA Hotel Energy Consultants in Mound, Minnesota, shares six steps every hotel should take to save energy costs and consumption. 1. Energy accounting. This account allows a hotel to track the ways in which it is consuming. The account should include energy consumption on a monthly basis so that you can compare this year’s energy bill with last year’s. Typically, the account should consist of the date, cost, consumption and the demand from electric, gas and water bills. 2. Conduct an energy audit. This can be done in-house by the energy engineer or outsourced to a professional consultant. If you choose a professional, make sure they are independent of products and experienced in hotels. An audit provides the hotel with a list of energy-saving ideas from which it can pick and choose the most cost-effective methods. 3. Implement low-cost, no-cost ideas. Generally, the easiest habits to change tend to be operations and maintenance issues. Energy conservation in a hotel is 50% operation and maintenance and 50% retrofit projects. Savings can be realized from turning off lights and air units in unoccupied meeting rooms. Back-of-the-house lights and fans should be turned off and water temperatures should be set correctly. Employee training should be a priority especially with the housekeeping department. Tasks such as setting guestroom thermostats correctly, closing drapes, turning off lights and turning off heating and cooling systems must be shared with housekeeping. 4. Begin high-payback capital retrofit projects. There is a small group of standard retrofit projects from which any hotel can benefit. Hotels have an opportunity to save up to 50% of energy on lighting. Sprague suggests implementing controls on exit lights, guestroom lights and housekeeping closets, and installing weather stripping pipe insulation and energy efficient motors. Aside from installing guestroom energy management systems, smaller projects such as using time clocks on kitchen hoods, air conditioning units in the banquet areas and outside lighting can show significant results. 5. Do capital projects specific to your hotel. These vary from hotel to hotel, depending upon size, location and age. For a long-term investment, hotels should start looking into custom-designed energy efficient boilers and chillers, co-generation, source conversions (electric to gas) and various forms of free cooling economizers. Stay in touch with utility companies on a regular basis, and verify that you are on the most cost-effective utility rate plan. Generally, hotels are better off on the time of day rate, and by switching to that plan they could cut the rate up to 3%. Also, many utility companies offer rebates in certain areas of the world. By working closely with these companies, hotels can takes advantage of them. 6. Continue the surveillance. Once you have an energy management solution in place, don’t stop there. In order to continue the energy savings, Sprague says you must keep on top of energy usage. Follow through with the energy accounting, create awareness within the property as to where energy is being consumed and document savings.

Similarly, other energy management systems that perform more tasks than controlling energy consumption are being introduced to the market. Many of them operate via an information technology (IT) network enabling properties to utilize their network for multiple purposes. Not only does this single configuration save on costs, but it also leads to better, more efficient management of all property systems.

One For Two
Although Mark Hopkins has realized great energy savings, part of the benefit of the system is the ability to utilize its Ethernet system for multiple tasks. “High-speed Internet works in tandem with the INNCOM system,” Ford says. “The thing that helps is using the network to link up with INNCOM and not having to put additional hard wiring around the building.”

INNweb uses a standard Ethernet or DSL backbone to provide centrally controlled energy management, occupancy reporting and central lock control. Through the same Ethernet infrastructure, hotels can run broadband services such as high-speed Internet access, digital video-on-demand, voice-over-IP phones and more.

INNweb has three separate functions. First, it communicates with the guestroom thermostats, guests’ laptops and other devices that run over the Ethernet backbone. Second, it exchanges occupancy information, HVAC status and other data with the hotel’s property management system (PMS) and building automation system. And, it connects to the Internet through a standard T1 router, where it can be accessible via the Web.

For now, Mark Hopkins and other Six Continents properties using the system have not connected it to their building automation systems. But, Ford says, such integration is something in which he is interested. “I think it makes sense to integrate the whole thing,” he says. “The benefit would be that you could monitor the building automation system more closely. Linking the two together just makes them easier to manage.”

Satisfying Guests
Before Six Continents in the San Francisco area set out to invest in a new energy management system, the team looked at its options to see where it could find the biggest cost savings. Many of the Six Continents’ properties in that region had energy management systems that were antiquated, and Ford says “a major source of guests’ complaints.” So the task was to find a system that saved money and satisfied guests.

The Crowne Plaza in Redondo Beach, California, installed INNweb to give its guests a better experience in regard to setting the room temperature. INNweb reacts to room occupancy so that when rooms are unoccupied the system shuts down, and when guests are in the rooms the temperature adjusts to the preset temperature. Ford says they also have included balconies and windows to see even greater energy savings.

And because the system allows guests to easily operate the thermostat, Ford says it has improved guest relations. “The perception of guests staying at the hotel has improved,” Ford says. “Guests think more highly of the INNCOM system and their experience at the hotel.”

Crowne Plaza Redondo Beach has been operating the system for six months, and Ford says it is in the process of installing the Ethernet connection. In the interim, INNweb is interfaced with the PMS, which allows the hotel to set the temperature from the front desk as well as easily monitor the energy consumption.

Putting It All Together
There appears to be no limit to the IT that can be combined with energy management systems. Perhaps one of the greatest examples is Emirates Towers, Dubai. The high-tech office/hotel complex offers advanced fiber optic technology and a sophisticated integration of virtually all the systems over one network.

“The vision for Emirates Towers was to create a state-of-the-art technological infrastructure that could be scalable to future information and building management technology development,” says Ivan Brinkley, corporate technical director for Jumeirah International, owner of Emirates Towers.

In order to integrate the technology and allow for upgrades in the future, the hotel, with the help of Milwaukee, Wisconsin-based Johnson Controls, installed a “single-seat operation solution through a totally integrated IT and building automation system,” according to Johnson Controls. Using the Metasys building automation system, major systems like the PMS, computerized maintenance and management system (CMMS), telecommunication systems, Internet, video-on-demand, paging, HVAC, security, lighting and more all reside over one IT network. Within Emirates Towers are four workstations to manage and integrate 20 systems. This integration allowed for more efficient engineering and operation processes.

Because of the desert climate in Dubai, one of the major concerns was maintaining dependable temperature and mechanical control in the building. Temperatures in the city can reach 120º F (49º C). For this reason, the hotel installed DDC controllers in the guestrooms, which are connected to the network. A CMMS was integrated for maintenance and facility management. For security, a CCTV and emergency lighting system are also on the network.

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