The Steam Heat Balancing Act
Steam heating systems can be tricky. These ancient systems are deceptively simple and notoriously difficult to regulate. Most owners and managers allocate maintenance budget to the boilers themselves. However, when it comes to the pipes and radiators – the steam distribution system that heats the spaces that your residents actually care about – building maintenance staff are often left to their own devices.
In New York City, you can pretty much tell which buildings have steam heat in the winter without ever going inside — it’s common to see windows wide open in the dead of winter, a consequence of imbalanced steam systems. All that heat flying out of the windows represents dollars flying out of the owners’ pockets.
But, without a comprehensive strategy for making a steam heating system perform its job well – i.e. provide even heating across all occupied spaces in your buildings – you aren’t just negatively impacting your bottom line by paying too much in energy costs, you’re also risking your topline.
Let’s take a look at some of the side effects of a neglected steam heating system.
Anyone who’s lived in a building with steam heat knows there are some unique quirks. One Brooklyn resident I spoke with said that her newborn son is not a fan of their building’s steam heating system. The sputtering and clanking are known to wake people up, and that includes babies. Contrary to popular belief, those noises are not signs that the system is working well: it’s a tip that something is off. But more importantly, it’s a nuisance to residents. Strike one.
Maybe residents are having a tough time getting a hold of their landlord or super, or maybe they think they just know best since the problems are in their homes. Whatever the reason, people often want to take matters into their own hands when it comes to fixing problems caused by their steam heating system.
Case in point: a master-metered San Francisco apartment complex we’re working with is undergoing a major steam heating system retrofit, spurred by exorbitant electricity costs. When their steam heating system wasn’t warming up their apartments like it should, residents decided to buy electric space heaters, sending electricity costs through the roof. Strike two.
Enough is Enough
My own experience with steam heat wasn’t a pleasant one. After roughly 3 years of shoddy heating in my Brooklyn apartment, a frigid winter finally froze our pipes and had me saying enough is enough. Yes, there were other factors that made me want to leave my apartment, but reliable heat was chief among them. I went through all of these phases with my steam system. The noises were annoying, but I got used to them. When I got space heaters I was concerned that they were unsafe and I was not pleased with my electricity bills. But when I had no heat coming into my apartment and an unconcerned landlord, I knew it was time to go. Strike three.
Finding the Right Balance
By no means are we condemning steam heating systems. When maintained properly and routinely, these simple systems effectively deliver heat to all kinds of buildings. However, routine maintenance is key, and often undervalued. Poorly maintained steam systems cost more in energy bills and in emergency repairs, but, perhaps more importantly, they negatively impact your customers, i.e.your residents. If the system is a little wonky, most residents will just deal with it. But when steam heating issues pile up, it can push some residents over the edge, causing them to move, and putting a dent in your topline revenue.
For more information, Building Energy Exchange recently released a great white paper called Better Steam Heat. And, of course, we have many experts in steam heating systems at Bright Power – feel free to send us an email at email@example.com or give us a call at 212.803.5868.