Making Buildings Energy-Efcient through

Retrots: A Survey of Available Technologies

Sreya Basuroy, Jun Wei Chuah, and Niraj K. Jha
Department of Electrical Engineering
Princeton University
Princeton, NJ 08544, USA
Email: {basuroy,jchuah,jha}@princeton.edu
AbstractEnergy expenditures represent approximately 10%
of the global gross domestic product (GDP), second only to
healthcare costs. Globally, the residential and commercial build-
ing sector accounts for 21% of total energy consumption. In
the United States, the building sector accounts for a much
larger share: 40% of the countrys total energy consumption.
With an increased global focus on energy conservation, the
building sector presents a ripe target for introducing energy
efciency. While advancements have been made in building
architecture and materials, the length of time needed for mass
adoption of these technologies renders them ineffective in the
short and medium term. Retrotting existing buildings is a more
desirable option, resulting in immediate energy savings while
preserving the building structure. In this paper, we discuss several
existing and ongoing efforts directed toward promoting energy
efciency in buildings, focusing specically on building retrots,
and analyze their energy savings potential. This collection of
building technologies spans several categories and represents
various building energy end-uses. We also discuss the challenges
involved in developing such energy-efcient building technologies.
Index TermsEnergy conservation, green buildings.
I. INTRODUCTION
Global energy expenditures, as a percentage of GDP, have
increased steadily over the last two decades: from 8% in 1990
to 10% in 2010 [1]. In many countries, energy expenditures
are second only to healthcare costs. Global energy consump-
tion poses signicant environmental and socioeconomic chal-
lenges: carbon emissions from burning fossil fuels contribute
to global warming, while increased spending on energy results
in reduced standard of living.
Buildings offer a prime target for energy conservation
measures. Globally, the residential and commercial building
sector represents 21% of total energy consumption [2]. In
the United States, buildings account for 40% of the countrys
total energy consumption [3]. Thus, a reduction in building
energy consumption can signicantly impact global energy
consumption.
In the United States, 72% of residential buildings and 74%
of commercial buildings were constructed before 1990 [4], [5].
While advancements in building architecture and materials are
promising, they are mostly applicable to construction of new
Acknowledgments: This work was supported in part by the Agency for
Science, Technology and Research (A*STAR), Singapore, under the National
Science Scholarship.
buildings. Thus, in this paper, we primarily focus on current
and ongoing efforts in the area of building retrots that can
help achieve immediate reduction in building energy consump-
tion. We highlight the potential energy savings that can be
derived from these technologies and discuss the challenges
involved in developing similar building technologies.
The paper is organized as follows. In Section II, we discuss
building energy end-use splits and identify potential areas for
energy conservation. In Section III, we discuss and analyze
the various energy-efcient building technologies that are
currently available or under development. In Section IV, we
discuss key challenges in developing energy-efcient building
technologies. We then conclude in Section V.
II. BACKGROUND
Building energy end-use splits provide important informa-
tion regarding the use of energy in various building subsys-
tems. Figure 1 illustrates the energy end-use splits, averaged
across all buildings, for both commercial and residential
buildings in the United States.
Fig. 1. Energy end-use splits for commercial and residential buildings in the
United States [4], [5].
From Figure 1, we observe that heating, ventilation, and
air conditioning (HVAC) represent the largest proportion of
energy consumption: 52% in commercial buildings, 53% in
residential buildings. In commercial buildings, lighting rep-
resents the second largest consumer of energy (20%), while
water heating (8%), refrigeration (6%), cooking (3%), and
other appliances, such as computers (2%) and ofce equip-
ment (1%), represent the remaining end-uses. In residential
buildings, water heating (17%) represents the second largest
consumer of energy, followed by lighting (6%), refrigeration
(4%), cooking (3%), and other appliances, such as electronics
(3%), washers (3%), and computers (2%).
978-1-4799-1303-9/13/$31.00 2013 IEEE
The end-use splits from Figure 1 do not take into account
variations in building function and climate. In a warmer
climate, such as that of California or Texas, space cooling
will represent the bulk of energy consumption rather than
space heating. Further, in most modern ofce buildings, we
expect computing to represent a signicantly larger proportion
of total energy consumption, in some cases, over 25% [6].
Thus, technologies that would not be viable in some scenarios
could still result in signicant energy savings in others.
III. BUILDING ENERGY EFFICIENCY APPROACHES
In this section, we discuss various current and ongoing
efforts directed toward improving building energy efciency,
focusing on technological improvements to the following
building subsystems: HVAC, lighting, water heating, and
computing. We chose these subsystems as they represent a
signicant proportion of building energy consumption and
present several opportunities for energy efciency measures. In
addition, we explore small-scale renewable energy generation
as a possible alternative to energy conservation measures.
A. Building Energy Metering
Building energy metering involves the measurement and
classication of energy consumption within the building. Basic
real-time energy information, at the building level, can be
provided by smart meters or current sensors attached to the
main power line into the building [7].
In order to provide a better picture of the building energy
end-uses, application-level metering, through advanced en-
ergy metering techniques, is required [8][15]. The RECAP
system [8] extends existing building-level energy meters by
classifying appliances based on their unique signatures. An
alternative, ElectriSense [9], utilizes a single device plugged
into any electrical socket in the building. It classies energy
consumption based on predetermined electromagnetic interfer-
ence signatures. In an alternative group of solutions, sensors
are placed on every appliance in the building to monitor their
state (on/off), while meters are strategically placed within the
building to track and classify energy consumption [10][12].
While energy metering does not directly result in energy
savings, studies have indicated that motivated occupants were
able to achieve up to 15% in energy savings through behav-
ior modication [16]. Clearly, energy savings from energy
metering alone are occupant-dependent and not guaranteed.
Nonetheless, the additional information provided by metering
can help building owners in both identifying potential areas
for energy savings and evaluating already-implemented energy
saving technologies.
B. Heating, Ventilation, and Air Conditioning (HVAC)
Due to the large fraction of energy consumption attributed
to HVAC, it has a great potential for energy conservation. An
important rst step in reducing HVAC energy consumption
is the optimization of existing HVAC systems. Techniques
to achieve HVAC optimization are focused around two key
areas: optimized HVAC controls and HVAC fault detection.
Optimized HVAC controls [17], [18] consider the interactions
between the different HVAC components and control these
components accordingly to achieve energy savings; up to 60%
HVAC energy savings have been estimated [17], although
actual savings depend on the existing HVAC system in the
building. HVAC fault detection [19], [20] can also lead to
considerable energy savings. By replacing HVAC components
that have deteriorated, energy savings of up to 20% can
be achieved [20]. These HVAC optimization techniques are
attractive solutions, primarily due to their low implementation
cost and high impact, although the actual energy savings that
can be achieved depend heavily on the existing HVAC system.
In terms of HVAC energy efciency, existing solutions
target vacancy wastage (HVAC left on in a vacant room
or building), primarily through programmable or smart ther-
mostats. While programmable thermostats are cheap, easy
to install, and can lead to signicant HVAC energy savings,
their reliance on the occupants for programming is not an
ideal situation: of the 30% of homes in the United States
with programmable thermostats, only 36% of the homeowners
were reported to have programmed their thermostats [4], while
the remainder used them like regular thermostats. The Nest
learning thermostat [21], [22] solves this problem through
self-programming, after a learning period. Occupant settings
during this learning period are recorded and used to predict
future thermostat settings. The Nest thermostat also features
an on-device motion sensor for automated learning.
The smart thermostat [23] utilizes a larger number of
motion sensors to detect occupancy in more areas of the
building, enabling the system to be fully automatic, i.e.,
independent of the user. The PreHeat system [24] uses radio-
frequency identication (RFID) tags attached to the occu-
pants keys to monitor their occupancy status. Both groups
of solutions, although implementable on a larger scale, focus
on single-family homes or apartments. In [25], a large-scale
occupancy-based HVAC solution, especially suited for ofce
buildings, is presented. This solution augments automated
building management systems, available in many existing
ofce buildings, with a combination of motion sensors and
door sensors, deployed in various rooms of the building. A
similar solution, presented in [26], relies instead on low-
power cameras to monitor room occupancy. All these solutions
function, essentially, as self-programming thermostats. These
solutions can be implemented alongside alternative occupancy
detection systems; we present the above systems (motion
sensor, RFID tag, and low-power camera) as they are used
in the solutions discussed.
In addition to improvements in thermostats, novel heating
and cooling systems have also been proposed [27], [28]. Lo-
calized heating [27], using ceiling-mounted infrared radiant
heaters directed at building occupants, signicantly reduces
heating energy by only heating the space around the occupants.
Occupant positions can be obtained through any occupant
tracking system, e.g., the ultrasonic sensor-based tracking sys-
tem from [27] or the Cricket indoor positioning system [29].
Localized air-conditioning [28] improves existing ofce air-
conditioning systems, and controls the direction in which air
is output from the vents. Both systems save energy by only
conditioning occupied spaces.
Demand-controlled ventilation can be implemented to
reduce energy wastage due to over-ventilation [30], [31].
This ventilation system relies on carbon dioxide (CO
2
) con-
centration information from CO
2
sensors placed within the
building; building ventilation is switched on only when the
CO
2
concentration exceeds the acceptable levels. Ventilation
energy savings of up to 80% can be achieved under demand-
controlled ventilation [30].
C. Lighting
Lighting represents 20% of total energy consumption in
commercial buildings and 6% in residential buildings [4],
[5]. Switching to energy-efcient lamps is the quickest path
to lighting energy savings. In residential buildings, compact
uorescent lamps and light-emitting diode lamps are four
times more energy-efcient than incandescent bulbs. In com-
mercial buildings, switching from less efcient T12 uorescent
bulbs to more efcient T8 and T5 bulbs can yield lighting
energy savings of 10% and 40%, respectively [32]. In addition,
improvements to lamp reector design and lamp controls can
enable further energy savings [33].
Apart from switching to more efcient lamps, other solu-
tions for reducing building lighting energy include motion-
controlled lighting and task lighting. Motion-controlled light-
ing, such as the GE Aware system [34], automatically switches
lights on when the space is occupied and switches them
off after a period of vacancy. This reduces vacancy wastage
in illuminating unoccupied spaces. Potential lighting energy
savings, for most scenarios, range from 20% to 35% [32].
However, large variances in energy savings have been reported.
In [35], a survey of motion-controlled lighting experiments
indicates savings from 3% to 86%. This large variance is
primarily due to different building characteristics and functions
among the buildings surveyed. Task lighting involves the use
of low-power lamps, placed on desks, to provide additional
lighting for various tasks, such as reading and typing, as
opposed to higher-output ambient lighting for the entire space.
Increased reliance on task lighting can lead to lighting energy
savings of around 25% [32].
Daylight harvesting represents the state-of-the-art in cur-
rent building lighting technology [36], [37]. Under daylight
harvesting, indoor lighting xtures are dimmed based on the
amount of natural lighting available from the sun. This results
in lighting energy savings from 25% to 60% [32]. Smart light-
ing [38][40] combines both occupancy sensing and daylight
harvesting. Under smart lighting, light and occupancy sensors
are placed on workstations in an ofce. Using these sensors,
the smart lighting system can adjust the indoor illumination
based on the occupancy status of each workstation and the
specied lighting requirements. Under smart lighting, energy
savings of 50% to 70% have been reported [40].
D. Water Heating
After HVAC, water heating is the second largest consumer
of energy in residential buildings [4]. An overwhelming ma-
jority, 97%, of homes in the United States rely on hot water
tank heaters [4]. The remaining 3% rely on tankless water
heating. In a tankless water heating system, hot water is not
stored in a tank. Instead, water is heated at the point of use
(the tap or shower), using either a gas or electric water heater
installed at that location. This is generally regarded as a more
efcient water heating solution, since no heat is lost in hot
water storage under tankless water heating.
Currently, energy conservation techniques in water heating
typically involve upgrading to more efcient heating systems
or reducing hot water consumption [41], [42]. Switching to
high efciency water tanks (hot water tanks with better
insulation and reduced heat loss to the surroundings) can lead
to water heating energy savings of 10-20%, while switching
to tankless water heaters (as discussed previously) can
lead to savings of 45-60% [41]. Heat pumps and solar
water heaters, technologies particularly well-suited to warmer
climates, can lead to energy savings of 65% and 70-90%,
respectively [41]. This list represents much of the currently
available technologies with regard to water heating. Under-
standably, the implementation cost and effort increases with
the complexity of the technology. For example, a home solar
water heating system costs $5,000 to $10,000, excluding
government incentives, while an energy-efcient water tank
costs less than $1,000 [43], [44].
While much work has been done in evaluating solar water
heating systems and their economic considerations [43], [44],
there do exist a few novel water heating solutions. The PreHeat
system [24], essentially a smart thermostat system, also
considers water heater control. Using the same algorithm as the
one used for occupancy prediction, the system enables deeper
temperature setbacks in the hot water tank when the home is
vacant, and preheats the water tank when the occupants are
expected to return. Nonetheless, simply switching to a tankless
water heater can yield greater energy savings, with guaranteed
hot water availability, at a slightly higher implementation cost.
E. Computing
On an average, computing represents a small portion (2%)
of overall energy consumption in buildings [4], [5]. However,
for some types of buildings, such as ofces and data centers,
the proportion of energy consumed in computing can be much
higher, e.g., computing represents 8% of total energy consump-
tion in educational facilities and 10% in ofce buildings [5].
Currently, power management features are built into most
modern operating systems. Although effective in reducing
energy consumption, these features are often neglected, and
computers remain left on when not in use [6], [45].
Many users leave their computers on to support remote
access and to run background applications, such as Internet
messaging (IM), email, and le sharing [46]. The Somniloquy
system [46] involves augmenting computers with networked
low-power embedded systems, allowing the computers to
be put into sleep mode without affecting regular use. The
system supports on-demand remote access and background
applications through the use of application-specic stubs
(applications designed to run on the low-power system), re-
sulting in estimated energy savings of 65% without affecting
system availability. An alternative solution, Sleepserver, relies
on a central server to automatically manage the switching of
sleep/wake modes for networked enterprise workstations [47].
A more readily available solution, cloud computing, can
help reduce energy consumption in unused computers. Cloud
storage services, such as Dropbox [48], automatically synchro-
nize les to a central server, allowing remote access even when
the workstations are switched off. Cloud computing services,
such as those provided by Amazon Web Services [49], remove
the need for desktops and workstations, and enable remote
access of les and applications. Under cloud computing,
energy consumption is transferred to the data centers that host
the cloud infrastructure, where it can be better managed.
F. Renewable Energy Generation
Apart from energy conservation techniques, building owners
can utilize small-scale renewable energy generation, through
solar panels or wind turbines, to offset energy consumption.
The concepts involved in renewable energy generation are
covered in [50]. However, previous analysis has shown that
renewable generation alone is not a feasible solution, primarily
due to the large initial investment, which takes a long time to
recoup [51]. In addition, the inconsistency of renewable energy
generation often requires battery storage or smart grid sup-
port, since energy generation and consumption might not be
synchronized. In [52], several problems related to renewable
energy generation are discussed. Regardless of the cost and
concerns related to renewable energy generation, it can be an
important part of a larger, more comprehensive solution, along
with the energy conservation techniques previously discussed.
After reducing the buildings energy consumption, it will
be easier to achieve net-zero energy with renewable energy
generation, since the number of solar panels and/or wind
turbines required will be reduced accordingly.
G. Summary
Most of the technologies discussed in this section can be
implemented in both residential and commercial buildings.
The return on investment (ROI) is an important indicator
of the feasibility of the selected building technology, and is
often used in comparing between different solutions. Since the
efcacy of a given solution depends on the characteristics of
the building in which it is applied, the ROI varies according to
the target building. Thus, it is difcult to compare, in general,
the ROI of different solutions. Building owners considering
these technologies can more accurately compute and compare
the ROI values for their respective target buildings.
IV. CHALLENGES AND CONCERNS
In this section, we discuss some key challenges and con-
cerns in the eld of energy-efcient building technologies.
Security and privacy: Energy-efcient building technologies
are increasingly dependent on building automation through
intelligent sensing and control, often via wireless sensors
and controllers. Attacks on these systems have been demon-
strated, typically targeting user privacy [53]. Additional secu-
rity concerns for future smart buildings are discussed in [54].
Fortunately, mitigation techniques are available for these at-
tacks [53], and should be implemented whenever possible.
Building codes: Building technologies must adhere to strict
building codes and design guidelines, e.g., standards and
guidelines for HVAC systems [55], [56]. Although building
codes are an important means toward energy conservation [57],
these codes sometimes lag behind technological innovations.
Nonetheless, it is important that new building technologies
adhere to existing building codes and guidelines to ensure a
safe and comfortable indoor environment.
Lack of motivation: The most important concern for energy-
efcient building technologies is the lack of user motivation or
awareness. This is especially true for residential homeowners.
Energy costs remain a relatively small fraction of the average
homeowners spending (around $2,000 annually [4]). Thus,
motivating homeowners to pursue energy-efcient building
retrots is a difcult, but important, task. Further, as the
low usage statistics for programmable thermostats indicate,
expecting occupants to modify their habits is too optimistic.
This motivates the need for automated solutions that require
minimal user effort after implementation.
V. CONCLUSION
We have presented a survey of various existing and ongoing
efforts geared toward making buildings energy-efcient. While
existing methods are capable of promoting signicant building
energy conservation, their reliance on user input or behavior
modication reduces their efcacy. To ensure mass adoption,
efforts should be directed toward developing automated solu-
tions that do not require users to alter their behavior. We are
optimistic that these efforts would drastically reduce global
building energy consumption and lead to greater sustainability.
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