A housing company’s heating system operates efficiently when indoor temperatures are at the target level and heat is distributed evenly. At the start of the heating season, the focus is on monitoring consumption and checking that the heating system works properly. Ventilation settings and residents’ observations also help identify the causes of unnecessary consumption.
Heating is one of a housing company’s largest expenses, but energy savings must not come at the expense of indoor air quality or healthy living conditions. This article focuses particularly on water-based radiator heating. The ventilation checks required depend on the building’s system.
Heating energy consumption is monitored alongside outdoor temperatures and indoor temperatures in apartments. An increase in the energy bill alone does not indicate higher consumption, as costs are also affected by energy prices. When comparing heating energy use between years, the effect of weather is taken into account through measures such as weather-adjusted, or normalised, consumption.
An unusual increase in consumption may be linked to incorrect settings, an equipment fault or the operation of the ventilation system. Water consumption and electricity used for shared building services also help build a picture of the housing company’s energy use. The board, property management and maintenance company agree on who is responsible for monitoring, how frequently consumption is reviewed and how deviations are addressed.
A room temperature of around 21°C is generally suitable for apartments. A shared target helps the housing company assess whether adjustments to the heating are needed. This target is not the same as a health-based indoor temperature threshold requiring action, and residents’ needs are also considered when assessing conditions, where necessary.
As a rule of thumb, lowering the room temperature by one degree reduces the energy needed for heating by around five per cent. This does not mean an equivalent saving on the housing company’s total energy bill, as costs are also affected by factors such as pricing and domestic hot water consumption. The aim is to eliminate overheating, not to lower temperatures in apartments that are already cool.
Room temperature is measured in the occupied area of the room, rather than immediately next to a radiator, window or external door. Measurements collected consistently from different apartments provide a more reliable basis for comparison than subjective impressions of cold or heat alone.
The heating curve determines the temperature of the water supplied to the radiator network at different outdoor temperatures. If apartments throughout the building are too warm or too cool, the maintenance company checks whether the curve matches the building’s heating needs.
Buildings respond to changes with a delay. Adjustments are therefore made gradually, and their effects are monitored in several apartments over a number of days, taking weather conditions into account. All changes are recorded, and the maintenance company has clear instructions on who may adjust the heating curve and on what grounds.
If some apartments are consistently hot while others are cold, changing the heating curve alone may not resolve the problem. One possible cause is an unbalanced radiator network: heating water is not distributed to different parts of the building according to their needs.
When the radiator network is balanced, water flow rates are set to their design values so that heat is distributed more evenly. Before commissioning balancing work, other causes of temperature differences are also investigated, such as faulty valves, air in the system, draughts and ventilation performance. Gurgling radiators alone do not establish a need for balancing.
The need for balancing is also assessed in connection with window, façade and ventilation renovations, as these change the building’s heating requirements. The energy savings achieved depend on the starting conditions; the same percentage cannot be applied to every housing company.
A cool radiator does not necessarily indicate a heating fault. The thermostat reduces the flow of water when the room is warm enough, and the radiator does not need to feel hot all over. When investigating a potential fault, the key factors are the measured temperature in the apartment and whether it stays at the target level.
Residents should notify the maintenance company if the apartment remains cold, adjusting the thermostat makes no difference or the radiator makes gurgling noises. A radiator valve that has become stuck over the summer may prevent normal operation. Persistent draughts and overheating also need to be investigated.
Residents should not bleed radiators themselves. This is carried out by maintenance staff in accordance with the housing company’s instructions, with the correct system pressure checked at the same time. Thermostats and radiators should be kept clear of heavy curtains and furniture so that heat can circulate and the thermostat can detect the room’s air temperature.
Ventilation affects both heating requirements and indoor air quality. Depending on the system, the maintenance company checks operating schedules and settings, as well as heat recovery performance where heat recovery is installed.
In mechanical supply and extract ventilation systems, the supply air temperature setting affects the energy used for reheating. The appropriate setting is determined by the system’s design values and indoor conditions. A single supply air temperature recommendation does not apply to every housing company or ventilation system.
In natural ventilation and mechanical extract ventilation systems, properly functioning replacement air routes are essential. Vents must be used according to the building’s instructions and must not be blocked because of cold weather. Insufficient ventilation reduces indoor air quality and increases moisture risks.
A short survey of indoor conditions brings together measured apartment temperatures and reports of draughts or radiator faults. The survey can also establish whether residents need to open windows to cool their apartments. Recording the time of each observation and the apartment’s location within the building helps maintenance staff assess the extent of the problem.
A problem affecting a single apartment requires different action from a building-wide need for heating adjustments. Systematically collected information helps target investigations correctly and establish whether the changes made have resolved the issue.
The division of responsibilities below is an example of how the work can be organised. Specific duties and responsibilities are determined by the housing company’s contracts and agreed procedures.
Expert assistance is warranted if weather-adjusted consumption increases without a clear reason or temperature differences between apartments persist despite maintenance work. Repeated resident reports from year to year and changes in indoor conditions following renovations also support the need for a more extensive investigation.
When planning an energy-efficiency renovation, heating and ventilation are assessed as a whole. When these systems work together and heat is distributed evenly, unnecessary energy consumption decreases and costs become easier to predict.
Read more: Energy-efficient housing companies – Motiva
Illustration generated using AI.
Request a quote for property management services, and we’ll get in touch to discuss how we can help.