My new book Green within Reach,  A Practical Guide to Green Real Estate Management, is now available on Amazon.com.    The book received Five Stars (out of Five) from ForeWord Clarion Review:

For building managers, energy efficiency needn’t be an impossible dream. According to
an ENERGY STAR report, there’s a 400 percent variation in energy consumption in
buildings in the United States not explained by age, technology, hours of operation, size
or climate. The critical variable is operational practices.

“Developing a green operation and maintenance plan is a vital step in ensuring
consistent and optimal performance,” Weaver writes. In this book, he lays out clear,
concise steps to turning a commercial building into a clean, lean, green machine.

In general, American businesses are sold on the efficiencies of green buildings,
which have been shown to lower maintenance costs by about 13 percent and consume 26
percent less energy. But some landlords and building operators are reluctant to do the
retrofits necessary to capture these tenants—largely because of misconceptions about the
upfront costs of greening an existing building.

Weaver is out to prove them wrong. Most of his recommendations require little if
any capital outlay and begin cutting back operational expenses immediately. Some are as
simple as monitoring the use of electricity and water.

“Utility costs alone represent the single largest controllable cost of an apartment
building, typically accounting for 25 percent-35 percent of its total operating expenses,”
he writes. “Reducing energy use by 15 percent in an average 250-unit apartment
community can increase asset value by over $1 million.”

Weaver, whose extensive background in real estate covers most aspects of the
industry, from development and construction to financing and asset management, is a
licensed property manager and broker, having earned just about every green certification
the industry has to offer. He holds the National Association of Realtors’ Green
Designation and is a LEED-Accredited Professional, a designation awarded by the US
Green Building Council, of which he is a member.

His immersion in the field shows. Unlike many green-practice manuals, Green
Within Reach doesn’t just list available products, but provides an evaluation of their
efficacy. For example, while demand-controlled, hot water circulators do eliminate the
water waste that occurs while people wait for running tap water to heat up, the author
warns that they also “turn hot-water pipes into low-temperature radiators, increasing the
cooling demand in warmer months.” He recommends compensating by turning them off
during low-use hours.

Weaver’s practical suggestions for everything from improving energy efficiency
to site sustainability to pest control can benefit not only the building owners, developers,
and property managers for whom he writes, but also homeowners looking for low-cost,
effective conservation methods. But he stresses that real efficiency requires more than a
scatter-shot approach. It takes a plan.

Indoor Environmental Quality – Best practices to improve IEQ include:

Purchasing – Select products with the following characteristics:

* Zero-VOC or Low-VOCs – This includes paints, finishes, adhesives, caulks, and carpeting.
* Formaldehyde-free wood products.
* Labeled by reputable third-party groups such as Green Seal, GREENGUARD, EcoLogo, etc.

Carpet Cleaning – Carpeting can act as a “sink” for pollutants. It can accumulate a significant amount of dirt and particles. Carpets should be vacuumed regularly. Considering using a vacuum with a HEPA filter to keep particles from being kicked up into the air. Use a low-water process to clean carpets and fans afterward to quickly dry the carpeting.

Change Air Filters – Inspect, clean, or change air filters every month to improve indoor environmental quality and the energy efficiency of HVAC equipment. You can increase the rate of air filtration by selecting air filters with higher MERV ratings. MERV ratings are used to rate the ability of an air filter to remove dust and particles. For example, air filters with a MERV rating of 9 to 12 can filter particles in the 1- to 3-micron range. These filters provide great dust control. Air filters with high MERV rating may require more frequent cleaning or replacement because they will have a negative effect on airflow and energy efficiency when they become dirty.

Entryway Cleaning – Outdoor pollutants are tracked into buildings through entryways. You can reduce the amount of dust, dirt, and other particles entering the building by regularly cleaning out entryway grates and cleaning entry mats.

HVAC Maintenance – Perform routine system maintenance and duct cleaning throughout the building. Make sure that HVAC components are not exposed to standing water or leaks.

Moisture control – Control moisture by maintaining relative humidity below 55 percent through appropriate use of heating, air-conditioning and a dehumidifier; provide proper drainage from the roof and surrounding landscape; provide adequate ventilation; and immediately fix water leaks and intrusions.

Renovation Work – Isolate HVAC system registers in areas where major renovation work is being completed to keep fumes, dust, and particles from being distributed through the building through the duct system.

Source Control – Controlling the source of indoor pollutants is one of the most effective methods for improving building IEQ. Some of the sources of indoor environment health hazards include.i

Asbestos – Asbestos is a mineral fiber that has been used commonly in a variety of building construction materials for insulation and as a fire retardant. It is most commonly found in older homes, in pipe and furnace insulation materials, asbestos shingles, millboard, textured paints and other coating materials, and floor tiles. Elevated concentrations of airborne asbestos can occur after asbestos-containing materials are disturbed by cutting, sanding, or other remodeling activities.

Generally, it is best to leave undamaged asbestos material alone if it is not likely to be disturbed. Do not cut, rip, or sand asbestos-containing materials. Use a certified contractor if asbestos will be disturbed or requires removal.

Biological Contaminants – Biological contaminants include bacteria, molds, mildew, viruses, animal dander, house dust mites, cockroaches, and pollen.

Biological contaminants can be distributed through buildings by central air-handling systems. You can reduce exposure by venting exhaust fans to the outdoors; controlling the level of building moisture; keeping humidifiers clean; immediately cleaning and drying water-damaged carpets and building materials; regularly disinfecting basement floor drains; tearing out building absorbent materials that have been wet for twenty-four hours or more; and not installing porous or absorbent materials in areas exposed to moisture such as below-grade rooms and janitor closets.

A general protocol for discoloration (mold can be white, orange, green, brown, or black) on surfaces includes:
 
• Disinfect and dry all moldy areas immediately—mold grows and spreads quickly. If porous building materials are moldy (e.g., drywall, carpeting), remove them.
• Wear appropriate respiratory equipment and gloves, provide continuous and controlled ventilation, and put contaminated materials in sealed bags before leaving the work area.
• If the mold problem appears to be serious, hire mold remediation specialists to assess and remediate the problem.
 
Carbon Monoxide, Nitrogen Dioxide, and Particles – The burning of fuels creates carbon monoxide and nitrogen dioxide. Additionally, particles can be released when fuels are incompletely burned. Particles can lodge in the lungs and irritate or damage lung tissue. Unvented combustion gas stoves, heaters, woodstoves, and fireplaces; improperly installed chimneys and flues; and cracked furnace heat exchangers can be sources of these pollutants.

To reduce exposure, combustible gases should be adequately ventilated to the outdoors; install carbon monoxide (CO) detectors; keep burners properly adjusted, flame should burn blue; never use a gas stove to heat a space or room; make sure the fireplace flue is open when in use; and have central air-handling systems, including furnaces, flues, and chimneys, inspected annually.

Carpeting – New carpet can be a source of chemical emissions. Carpet emits volatile organic compounds, as do products that accompany carpet installation such as adhesives and padding.

To reduce exposure, specify carpet and padding that meets the Carpet and Rug Institute’s (CRI) Green Label program specification. If these carpet and pad options are not available, ask the installer to unroll and air out the carpet in a well-ventilated area. Additionally, specify the use of low-emission adhesives; consider leaving the premises during carpet installation; and use window fans or other mechanical ventilation equipment to exhaust carpeting fumes to the outdoors for forty-eight to seventy-two hours during and after installation.

Environmental Tobacco Smoke (ETS) – ETS is the mixture of smoke that comes from the burning end of a cigarette or cigar, or the tobacco in a pipe, and the smoke exhaled by the smoker. ETS is often referred to as “secondhand smoke” and exposure to it is often called “passive smoking.”

Consider not permitting smoking indoors to eliminate ETS. If smoking is permitted indoors, designate a sealed smoking area. ETS should be vented outside and ventilation should be increased. If smoking is permitted outdoors, do not allow smoking near the building’s entryways, windows, or air intakes.

Formaldehyde – Formaldehyde is used widely in the manufacture of building materials and numerous household products. Urea-formaldehyde (UF) resins are used in particleboard, plywood paneling, and medium density fiberboard. In the 1970s, urea-formaldehyde foam insulation (UFFI) was used in homes.

Ask about the formaldehyde content of pressed wood products, including building materials, cabinetry, and furniture before you purchase them. Specify wood and agrifiber products that contain no added urea-formaldehyde resins. Also, do not use laminating adhesives that contain urea-formaldehyde resins.

Lead – Lead affects practically all systems within the body. The effects of lead exposure in young children can be severe. Exposure to lead can come through the air, drinking water, food, lead-based paint, and contaminated soil. High concentrations of airborne lead particles in homes can also result from lead dust from outdoor sources.

To reduce exposure, keep areas where children play as dust-free and clean as possible; leave lead-based paint undisturbed if it is in good condition; do not sand or burn off paint that may contain lead and do not remove lead paint yourself; find out about lead in drinking water. Diets rich in iron and calcium can help reduce the absorption of lead.

Pesticides – In 1990, the American Association of Poison Control Centers reported that some seventy-nine thousand children were involved in common household pesticide poisonings or exposures.ii Pesticides used in and around the home include products to control insects, rodents, and fungi. They are sold as sprays, liquids, sticks, powders, crystals, balls, and pressurized foggers.

To reduce exposure, keep indoor spaces clean, dry, and well ventilated; use non-chemical methods of pest control, when possible, to reduce the amount and frequency of pesticides used; mix or dilute pesticides outdoors; do not store unneeded pesticides inside the home; apply only as directed; ventilate areas well after pesticide use; and dispose of pesticides safely.

Radon – Radon is the second-leading cause of lung cancer in the United States. Radon is a radioactive gas formed in the decay of uranium. You can’t see, smell, or taste radon. It can be found in ground and well water.

To reduce exposure, test for it. Test kits are available from local hardware supply stores or testing can be completed by a certified professional. Certified technicians can identify appropriate measures to mitigate radon. Mitigation can be as simple as sealing crawl spaces and venting crawl space air to the outside.

Volatile Organic Compounds (VOCs) – VOCs are widely used as ingredients in household products including paints, varnishes, wax, household adhesives, sealants, cleaners, disinfectants, cosmetics, degreasers, fuels, hobby products, and dry cleaning chemicals. VOCs are released from products when used and even when stored.
  
Selecting products and materials with zero or low-VOC emissions can help reduce exposure. Follow label instructions carefully, properly dispose of partially full containers of old or unneeded chemicals, and buy limited quantities of materials containing VOCs.

i U.S. Environmental Protection Agency, An Introduction to Indoor Air Quality, http://www.epa.gov/iaq/is-imprv.html#Source percent20Control (accessed January 2010).
ii The American Association of Poison Control Centers (1990). 1990 Annual Report of the American Association of Poison Control Centers National Data Collection System.

This article is a continuation of my series on best green operation and maintenance practices.  In this article and next, I am going to cover best energy efficiency practices:

Reduce Standby Power – Standby power or “phantom load” refers to the electrical power consumed by electronic appliances while they are switched off or in a standby mode. Devices and functions that can consume standby power include power supplies, transformers, and inefficient electronic devices; DVD players and some audio systems; televisions and equipment; Microwave ovens; computers, digital monitors, and printers; devices with a stand-by light or clock; and power adapters, whether they are powering a device or not. Simple methods to reduce standby power:

* The easiest way is simply to unplug the unused devices.
* Replace battery-powered devices, such as cordless phones, with corded alternatives.
* Use a power bar such as a SmartStrip.

The SmartStrip monitors power consumption and can sense the difference when computers and similar devices are on or off. Upon sensing an “off” mode, it shuts off the power, eliminating the idle current.

Repair Leaks – Routinely inspect faucets and pipes for leaks. Repairing leaks will save both water and energy for hot water heating.

Seal Duct Systems – The DOE estimates that sealing ducts can improve efficiency by 20 percent. Focus first on sealing ducts that run through unheated spaces such as attics, crawlspaces, basements, and garages. Start by sealing seams with duct tape before wrapping with insulation.

Tune up HVAC, Boilers, and Building Systems – Building equipment should be tuned up annually, just as you would tune up an automobile to get the best performance. A tune-up can keep heating and cooling systems working as designed and prevent them from working against one another. A tune-up involves adjusting set points, calibrating equipment, lubricating moving parts, tightening electrical connections, adjusting dampers, and performing other system component checks.

Green Capital Planning – Conventional capital planning anticipates equipment replacement based on observed condition and expected useful life. Green capital planning takes this process a step further by factoring in the annual energy savings of replacing less-efficient equipment with more-efficient equipment. For example, in some instances, the annual energy savings from replacing older equipment with new equipment may warrant replacing equipment before its expected useful life. An easy method to factor in the energy savings of replacing less-efficient equipment with more efficient equipment is a simple payback analysis: 

                        Cost of Energy-efficient Equipment / Annual Energy Savings = Simple Payback.

The analysis will help you determine the number of years it will take to recoup your investment in the new equipment. For example, purchasing an $8,000 high-efficiency HVAC unit with an annual energy savings of $1,100 will pay for itself in seven years (8,000/1,100=7). Generally, equipment upgrades with paybacks of ten years or less are considered cost effective. Note that this calculation does not account for discount rates, inflation, replacement costs, or maintenance costs. You’ll need to use a life-cycle cost analysis to account for these factors.

The simple payback analysis also can be used to compare equipment upgrades with different energy efficiencies. For example, you can compare the cost and energy savings of an A/C unit with a SEER 13 rating against the cost and energy savings of an A/C unit with a SEER 15 rating. You can get estimated lifetime energy cost savings at various efficiency levels for several types of building equipment, appliances, and lighting from the DOE: http://www1.eere.energy.gov/calculators/buildings.html

Tip: Remember to implement measures to reduce the heating and cooling load before upgrading HVAC equipment. You may be able to install smaller, less costly equipment.

Hazardous Material Disposal – Dispose of hazardous waste materials properly. Designate facilities for safe disposal or recycling so that hazardous materials don’t contaminate the community’s air, water, or soil. Hazardous materials may include:

* Adhesives
* Batteries
* Cleaning supplies
* Electronic equipment
* Fluorescent lamps
* Paint thinners, primers, varnishes, and stains
* Pesticides
* Motor oil

This article is a continuation of my series on best green operation and maintenance practices.  In this article and next, I am going to cover best energy efficiency practices:

Start by Defining Energy Savings Goals – Clearly defining energy goals will help you achieve the most from energy and efficiency measures.  The more clearly defined and specific the goal, the more likely it is that it will be achieved.  For example, “Reduce energy consumption for heating, cooling, and hot water by 10% through implementation of best operation and maintenance practices and conservation measures”.

Track Performance –After setting your energy savings goals, you should track utility usage to evaluate the success of energy efficiency improvements and monitor progress towards the goals.  The  EPA offers a free benchmarking tool, Portfolio Manager, to help track utility usage within a property or between properties:  www.energystar.gov/index.cfm?c=evaluate_performance.bus_portfoliomanager.

Besides tracking performance, you can use the data to encourage properties to compete with for the largest energy savings.

Change Air Filters – Inspect, clean, or change air filters every month.   A dirty filter wastes energy by slowing air flow and making the system work harder.  Keeping filters clean can help avoid expensive maintenance costs and early system failure by preventing dust and dirt from building up in the system.  You should be familiar with the location, sizes, and types of air filter required for your system.  Air filter maintenance should be part of the operating budget and the preventative maintenance program.

Programmable Thermostats –Installing a programmable thermostat is one of the easiest ways to save energy and efficiently building manage cooling and heating.  It is estimate that each degree cooler or warmer that a thermostat is set can increase energy usage from 6% to 8%.  Programmable thermostats can be adjusted to regulate temperatures during daytime hours, nights and weekends.   Select thermostats with thermostat locking and setpoint range control.  Thermostat locking prevents non-authorized individuals from adjusting temperatures and setpoint range control allows you to set a maximum and minimum temperature range for heating and cooling.

Use Equipment Automatic Controls – Even if a piece of equipment or a system is well maintained, it can waste energy if operated using inadequate control strategies or improper scheduling.  Review and adjust any on-off controls such as programmable and mechanical time clock settings, setpoints, lighting photocells, and sweeps and occupancy sensors

Operation and Maintenance (O&M) practices are at the heart of sustaining green improvements.  O&M practices drive the long-term efficiency of green building systems.   In the next series of articles, I am going to cover best green practices to include in a green O&M plan.  In this article, I am going to discuss how to get the most from your O&M plan and how to do green capital planning.

Plans litter the shelves of offices across the country, so it’s important to make sure your O&M plan is implemented and followed.  Here are some tips:

• Identify Green Goals – Identify your goals to reduce consumption and improve efficiency, for example, energy savings goals, water reduction goals, etc.  Communicate these goals to your team and tenants.
• Make an Organizational Commitment – Going green and staying green involves everyone.
• Designate Green Champion – Designate a team member or green committee to lead the green charge.
• Educate – Increase participation and buy-in from tenants and staff members through green education and training.
• Impact Values – Motivate lasting green practices through programs that recognize and reward green values.
• Integrate Green Values and Expectations – Integrate green practices and expectations across organization policies, job descriptions, service contracts, etc.
• Ongoing Communication – Start a green column in the building’s newsletter.
• Signage – Reinforce green behaviors with signage and placards.
• Awareness – Include green awareness and training in orientation programs for new tenants, staff members, and contractors.

How to do Green Capital Planning – Conventional capital planning anticipates equipment replacement based on observed condition and expected useful life.  However, considerations of the annual costs of operating equipment are equally important.  It may be more cost effective to replace inefficient equipment sooner than expected.  To optimize financial return, energy savings from equipment upgrades should be factored into capital plans.  A simple payback analysis can be used to determine the cost-effectives of replacing less energy efficient equipment with higher energy efficient equipment:

Simple Payback – Calculating the simple payback, or number of years to recoup an investment, is one way to determine the cost effectiveness of a proposed equipment upgrade:

Cost of Energy Efficient Equipment / Annual Energy Savings = Simple Payback

Equipment upgrades with paybacks greater than 10 years are generally not considered cost effective.   Note that this calculation does not consider discount rates, inflation, replacement costs, or maintenance costs.  Use a life-cycle cost analysis to account for these factors.

The U.S. Department of Energy provides cost calculators for several types of building equipment, appliances, and lighting technology to estimate a product’s lifetime energy cost savings at various efficiency levels:

http://www1.eere.energy.gov/calculators/buildings.html

Check back in a week for my discussion on best energy efficiency practices.

Trends indicate that water will become a scarce resource over the coming decades.  Water is vital to the survival of everything and is limited in supply.  Less than 1 percent of the planet’s water is available for human use.  In the United States:

• Approximately 349 billion gallons of fresh water are withdrawn from rivers, streams, reservoirs each day.
• Buildings account for nearly 14% of the freshwater consumption.
• Since the 1940’s, underground aquifers have dropped more than 100 feet.
• Nearly one-third of the lakes, streams, and rivers are unsafe for swimming or fishing.

The Water and Energy Connection

Electricity production from fossil fuels and nuclear energy is responsible for 41% of all freshwater withdrawals in the Nation.  According to the National Energy Technology Laboratory, each kilowatt-hour (kWh) of thermoelectric generation requires the withdrawal of approximately 25 gallons of water, primarily for cooling purposes.

In addition, delivering and treating water takes a considerable amount of energy.   American public water supply and treatment facilities consume about 56 billion kilowatt-hours (kWh) per year—enough electricity to power more than 5 million homes for an entire year.  In fact, letting your faucet run for five minutes uses about as much energy as letting a 60-watt light bulb run for 14 hours.

What is Water Efficiency?

Water efficiency is the management of potable water, or drinkable water, to conserve water and reduce water waste.  There are two approaches to water efficiency:

• Using high-efficiency fixtures, appliance, and water system technology.
• Using water conservation practices and behaviors.

Water Saving Strategies:

Identify and repair leaks.  Dripping faucets and leaking toilets is estimate to account for as much as 14% of all indoor water use in the U.S., equivalent to 10 gallons per person of water lost per day.

When replacing old plumbing fixtures, specify low-flow fixtures:

• Save 20% of more water.
• Perform just as well.
• Cost about the same.
• Reduce wastewater.

Adopt Some New Habits:

• Running the dishwasher only when it is full. If dishes are washed by hand, water can be saved by filling the sink or a dishpan with water rather than running the water continuously.
• Shorten showers -even a one or two minute.
• Save water in the bathroom by turning off the faucet while brushing teeth or shaving.
• Use a broom instead of a hose to clean driveways and sidewalks.
• Capture tap water. While you wait for hot water to come down the pipes, catch the flow in a watering can to use later on house plants.
• Water can be saved in the laundry room by adjusting water levels in the washing machine to match the size of the load.
• Don’t run the hose while washing your car. Use a bucket of water and a quick hose rinse at the end.
• Outdoor water use can be reduced by watering the lawn early in the morning or late in the evening.