Speaking Up in 2011Welcome to the first annual review of blog articles published to Speaking of Green – a completecollection of the insights, analyses and best green building management practices posted in2011 by CBRE professionals and our industry partners.Articles are reprinted in reverse chronological order, with the most recent appearing first. SinceSpeaking of Green’s first article on February 21, 2011, entitled “New standards shed light onLED technologies” by Georgi Zatloka, the blog has grown in popularity and participation,exploring topics as diverse as turning trash into cash to the true value of environmental vehiclesand getting a building LEED certified. The blog also features a carbon calculator and a videocomponent, providing additional interactivity to complement the articles.Important credit should be given to CBRE’s Green Knights, who comprise a coalition of some100 building leaders throughout the U.S. and who contributed significantly to the content posted.These professionals, which include property, operations and energy managers, along withbuilding engineers and technicians, have exceptional insight into contemporary green buildingissues and bring a strong measure of authority (many are both LEED AP and trained throughBOMA BEEP) to the subject of sustainability. As a whole, the Green Knights are considered thepreeminent active body of commercial real estate leaders in the green building movement; asindividuals, Speaking of Green allows each to give voice to their expertise on a valuable topic.We hope you enjoy scanning the articles for any additional insights you may glean from contentpublished in 2011, and look forward to presenting you with increasingly useful articles in 2012,from those who speak from experience.The Editorswww.cbre.com/speakingofgreenSample key words tagged during the year:BOMA Greenbuild RecyclingEarth Day Guide RegulationsEarth Hour LEED StudyEnergy Legislation TechnologyENERGY STAR Lighting WaterNOTE:Press Ctrl + F to search an item within this document.
Get smart about your career December 16, 2011Hal Myers – Senior Director of MarketingIf education opens doors, then you might say LEED® professional accreditation provides avaluable key, offering aspiring leaders of the green building movement with a goldenopportunity for professional growth and career development, as well as a larger voice in the realestate industry. Tim Shen, LEED AP O+M and Director of Sustainability in Asia, is a great example, having converted a personal interest in green building issues into a position of expertise on matters of sustainability through a drive towards increasing his knowledge. Tim, who became a LEED AP in 2009, now plays an important role in CBRE’s efforts to integrate its green building initiative on a global level. In fact, he is just one of a growing cadre of CBRE professionals who sees sustainability as not Tim Shen only a constant in the everyday equation of commercial real estate services, but as LEED AP O+M an opportunity to translate corporate responsibility goals and commitments of CBREclients into a customized green building strategy. This speaks to a growing focus in all globalregions, where CBRE professionals are taking the industry lead in helping clients achieve higherstandards of sustainability that improve operating efficiencies, support regulatory and socialresponsibility standards, and enhance a company’s image.“Becoming a LEED AP has had a significant positive impact on my personal careerdevelopment,” according to Tim, who was recently featured in USGBC’s LEED ProfessionalNewsletter. “Taking the initiative to study for and achieve this credential demonstrated mypersonal commitment to CBRE, and I believe contributed to me eventually becoming regionaldirector of sustainability. It has certainly helped open a lot of doors for me and allowed me tomeet a very broad spectrum of green building practitioners from all over Asia and around theworld, which has culminated in being involved in the formation of Platinum, the world’s firstsociety for LEED professionals, based in Hong Kong.”In other words, a professional credential like LEED AP is a win-win, giving the credentialingorganization critical support in a growing market while boosting the visibility of one of itsmember professionals. Let’s not forget: USGBC is a relatively young organization, minting itsfirst LEED-certified building only 10 years ago. In September 2011, the organization announcedits 10,000th certification. Emerging leaders like Tim are helping to accelerate both awareness ofsustainability and implementation of green building standards that are pushing the industrycollectively forward.Obviously, credentials that spawn from continuing education, like the LEED Green Associate(precursor to LEED AP) or programs offered through BOMA, IREM, ISO and otherstandardization bodies, can help launch – or at the least extend – one’s commercial real estateservices career, whether it’s related to engineering, property management, brokerage,consultation, valuation or even marketing.“I generally encourage everyone I meet who is at all involved with real estate to consideracquiring a LEED credential,” says Tim. “Regardless of profession or professional background,if you’re involved with buildings in some way, this is an excellent qualification to hold.”Which begs the question, is this all about LEED?“While most countries in Asia have their own national green building rating systems which arerobust and successful in their own right, we’ve seen the market adoption of LEED across the
region accelerate, particularly since 2007. There are now LEED projects registered in at least 19countries across Asia. The registration growth curve for LEED CI has been pretty muchexponential since 2007, demonstrating a very strong corporate occupier demand for greencertified fit outs, even in markets like Hong Kong where there haven’t been LEED certifiedbuildings to move into.“Because I have a regional role at CBRE and many of our clients are multinational, the greenbuilding conversation almost inevitably will involve LEED at some point, and in many cases, isonly about LEED. That makes knowledge of the system and my AP credential particularly usefulwhen engaging in that dialogue, regardless of whether a client eventually opts to pursuecertification using LEED or another rating system.”To learn more about obtaining your LEED AP credential, visit USGBC, where you’ll find a link tothe organization’s partner credentialing arm, the Green Building Certification Institute. Forinformation on a host of other educational opportunities, including the CBRE/BOMA co-brandedBEEP programs, contact Lisa Colicchio. If you have your own thoughts on the value ofprofessional education and its impact on career development, let us know by leaving a reply.You can also email Tim Shen directly to learn how LEED AP has been opening doors.Going green, making green December 15, 2011Michelle Bachand-Gill, LEED AP – Real Estate ManagerAfter earning a LEED AP designation, I was inspired to put my training to use and make CentralPark Square in Phoenix more sustainable. One of the building’s biggest achievements has beenearning its first ENERGY STAR® label in 2011 by raising the score from 40 to 85. In addition tosignificantly lowering operating expenses, the ENERGY STAR label allowed the building toattract a new 11,000 SF tenant – KEMA, a worldwide sustainability company.KEMA’s first requirement in selecting a new building was that it was energy efficient andENERGY STAR labeled. Although Central Park Square is not yet a LEED® certified building, it isENERGY STAR labeled and incorporates single stream recycling and green cleaning products,plus a deep commitment to best sustainable practices, allowing the new tenant to certify theirspace as LEED CI Gold.What is PACE? December 8, 2011Kurt Sarchet – General ManagerSince 2009, popularity has grown for PACE (Property Assessed Clean Energy) programsacross the U.S. PACE supports programs that drive energy efficiency, renewable energy andwater conservation measures. Its programs include both local government and communityinitiatives that will create permanent private sector jobs with the goal of making the U.S. moreenergy secure and self-sustaining. PACE is not mandated by the federal government, but isvoluntary and community-based.PACE allows property owners to finance energy-efficient and renewable energy projects forhomes and commercial buildings. Property owners can receive financing for energyimprovement projects that are repaid through a special assessment on their property taxes forup to 20 years.
PACE legislation has been adopted in 27 states since 2011 and offers many benefits to ournation, municipalities, property owners and existing lenders. To learn more, visithttp://pacenow.org/blog/.The most efficient building has no occupants December 6, 2011Jeremy Benkin, LEED AP – Director of ProcurementSarcasm? No doubt. The variance between actual building performance and modeledperformance at the time of design and construction has been a hot topic for the past severalyears. While the energy model may have been spot on when constructed, usage patterns changeand building systems require maintenance. Over its life, an office property may go from housingperimeter offices with oak paneling to a cube farm to a concept we haven’t yet begun to imagine.That’s why maintenance and periodic comprehensive reviews of systems are so important. Post-occupancy commissioning, or re-tuning, is a critical tool (but not a universal fix) for all properties. A qualified energy auditor can assist in determining when commissioning is the most effective. But for those of us who like to know the process, or for operations personnel that are hands-on with building systems, basic training can get us started. No-cost, online training from The Pacific Northwest National Lab is available to enhanceskills or provide an overview of the process. In this case, you certainly get more than you payfor! Re-tuning training is effective for anyone who wants to establish a framework for improvingtheir buildings, or simply gaining a better understanding of how their building operates.Sustainability: more than light bulbs November 28, 2011Shannon Barnett – Assistant Real Estate ManagerIn upholding CBRE’s sustainability initiatives, we focus on saving energy, but what if weexpanded the idea to our communities and charitable giving? We hold electronic wasterecycling drives for tenants, but what if we opened these drives to our communities? It wouldensure that the electronic waste was kept out of the landfill.Food drives help families in need and reduce discarded food and food byproducts; the samegoes for clothing drives, cell phone drives and blood drives. These events bring two of CBRE’scauses – sustainability and philanthropy – together in a way that helps our communities, ourtenants and building owners.With the holidays approaching, now is a good time to challenge your team to think of ways toencourage sustainability practices among tenants while expanding philanthropy and charitablegiving to the greater community. We can assist our planet and the people who live on it.
Making BIG green statements November 17, 2011Hunter Marr, LEED AP – General Manager Having trouble getting tenant buy-in for your sustainable projects? Today, everyone is flooded with fact sheets regarding causes and projects. To get your message across, think about making a Big Green Statement! Research has shown that group involvement can encourage decisions that are better for the community and motivate people to act. Group messages can also belarger and more powerful due to the overall scale of the message. They can provide that “Aha!”moment to put the issue into focus.To bring change into your tenants’ green behavior, first think BIG! Make a memorable statementthat highlights the cumulative efforts of the group and sends the message that sustainability is apriority. Then support your Big Green Statement with smaller ones that reinforce and remindyour tenants about the importance of the project.Shedding some light on LEDs November 15, 2011Eric Smith – Operations ManagerThe Commercial Building Energy Alliance (CBEA), through the U.S. Department of Energy and itsnational laboratories, is promoting the construction of high-performance buildings to reduceenergy consumption and the carbon footprint of the commercial real estate market. Together, theyare working to support the market introduction of light-emitting diode (LED) parking lot lighting.Currently a parking lot lighting specification is in development which will include solid statelighting SSL in lieu of high-intensity discharge HID. The specification will provide information onboth lumen levels and guidelines on how a site should be lighted. As part of their research, theywill identify and evaluate candidate products, review product laboratory testing and conduct fielddemonstrations. View more information and resources to evaluate this lighting technology foruse at your buildings.Are sustainable buildings worth more? November 10, 2011Lisa Colicchio, LEED AP – Director of OperationsIn a new ViewPoint, CBRE launched its Sustainability Checklist aimed at establishing anevidentiary base whereby property valuers in the United Kingdom will be able to directlycorrelate the impact of sustainable building attributes and innovations to the value of an asset. Sustainability and its promotion is an important, natural evolution of the real estate industry. Our role is to credibly address the challenge of weighing the direct effect of sustainability initiatives on asset values – an issue for both investors and valuers. The importance of a robust evidence-based approach is clear, which is why we have launched our Sustainability Checklist. The deployment of this across such a significant sample will provide a benchmark from which to assess future data. The ViewPoint, Valuing Sustainable Buildings, accepts that the increasing adoption of sustainable practices has provided commercial returns, often in the form of reduced operating costs.
Another established benefit is the greater marketability of the property, particularly with regardto the public sector or markets where there is over-supply.Until now, CBRE has not incorporated sustainability factors into its appraisal methodology anddoes not expect, in the short term, that a building’s sustainability rating will lead to an automaticchange in values. The value modification must be evidence based. To establish this base, theSustainability Checklist will be incorporated into property valuations, covering a statisticallysignificant universe of approximately 15,000 commercial properties with a combined value in theregion of £100 billion.John Symes-Thompson, Senior Director, Valuation and Advisory Services, UK adds: “Theinformation gathered in our checklist, will enable the industry to map more precisely therelationship between an asset’s sustainable features and its value – and to differentiate betweengimmicks and game-changing investments. As this relationship becomes more quantifiable, thebenefit for investors will be that they can prioritize the projects that offer the greatest impact forboth the environment and their bottom line.”Sustainable water treatment solutions November 8, 2011Randi Pierson – Senior Real Estate MangerThe many sustainable solutions for your HVAC water treatment needs include products using20-40% less water, reducing the water discharged by the system by up to 95%, and providing anon-toxic alternative that is better for the environment and your employees. Conventional watertreatment programs address the challenges of scale, corrosion, fouling and bio-growth withhazardous chemicals that are dangerous to store, harmful to employees and have a negativeimpact on the environment.Environmentally responsible products address those challenges and provide additional benefits: Non-toxic solutions, including some so safe that they are certified for use in potable drinking water systems. Sustainable water treatment solutions are safer for employees to handle and less harmful to the environment. Significant water reduction also is achieved, since draining and blow down of water systems are not necessary or less frequent with this technology, leading to considerable operating costs reductions.For more information on sustainable HVAC water treatment solutions, drop me a line email@example.com.Innovative wastewater technologies November 3, 2011Jason Bonomo – Assistant Real Estate ManagerAs Michael Gottlieb pointed out earlier this week, bathrooms are a great place to see howsustainable policies, investments and practices come together. The next time you’re faced withthe need to repair or replace a toilet fixture in your building, consider implementing a dual-flushhandle system. Dual-flush systems can save up to 68% more water than a conventional systemand help promote increased environmental awareness. The U.S. Green Building Council® alsosupports the dual-flush method by assigning points in LEED® for Existing Buildings criteriarelated to water conservation.
Dual-flush retrofit kits can be found on SiteStuff, or you can contact your preferred plumbingvendor to provide parts and installation. Remember to consult your local water company for anyincentives and rebates for water conservation measures. For more information on LEED EBcriteria and new sustainability ideas, check out cbre.com/leed.A healthy environment means for people, too November 1, 2011Michael Gottlieb – Advanced Green SolutionsDo you want to test a green building to see if it is truly operating efficiently? Check out yourbuilding’s bathrooms.Bathrooms are a great place to see how sustainable policies, investments and practices cometogether. With flu season upon us, now is the perfect time to assess the relative health ofbuildings and the risk they pose to you becoming one of the between 5% and 20% of the U.S.population that the Centers for Disease Control and Prevention says will contract seasonalinfluenza. The resulting loss of an estimated 70 million work days will contribute to more than$10 billion in lost productivity.“Restrooms are often the Achilles’ heel of sustainability,” said Joshua Radoff, co-founder andprincipal of the sustainability consulting firm YR&G, during a recent GreenBiz webinar.According to Radoff, what you see, hear and smell in a restroom will tell you whether a propertyowner is truly committed to sustainability or whether it is all just greenwashing.Test it outWhen you enter the bathroom of a commercial office building, what do you see? Do you need toflick a switch to turn on the lights? Do you hear a fan rattling away? Does it look dirty or did youdetect any strong chemical smells that made you feel a little green? If the answer is yes to anyof those questions, then maintenance could be an issue.What kind of toilet is installed? Low-flow toilets are great, but in states like California, whichmandated low-flow toilets in 1992, look for clearly marked dual-flush toilets. Without instructions,high-efficiency appliances can end up wasting more water and energy than they save. For themen out there, stop by the urinal. Waterless urinals are becoming more common in professionalenvironments, but they require regular servicing. If you catch a strong whiff of ammonia,deferred maintenance might be an issue limiting the effectiveness of the devices. Are the sinks sensor activated and when triggered was there enough water to properly wash or far too much? If you used paper to dry your hands, was the paper recycled and did you use more towels than usual? Of if a hand dryer is provided, did it get your hands completely dry? Systems need to be calibrated correctly to provide the maximum efficiency. Too much water, paper or dryer time is wasteful. But if you can’t wash and dry your handsproperly, the hygiene of a building comes into question. Keep in mind that wet hands are morethan 500 times more likely than dry hands to transfer germs the next time you press the samebutton touched by hundreds of people before you summon the elevator.Despite their reputation, bathrooms may not be the dirtiest place in an office building accordingto a recent survey by Staples. Nearly one-third of respondents said their keyboard and phoneare the dirtiest items in their office.
The bottom lineGoing green is not just about protecting the environment; it’s about providing a healthierenvironment for people in buildings. The big promise of going green – that workers will behealthier and more productive – hinges on the practices that converge in the bathroom andreflect the general commitment by a property owner to meet the expectations that the LEED®plaque in the lobby proclaims.“There are also growing concerns about human health around the world and the prevention ofdisease transfer and disease epidemics,” concludes the IFMA Foundation’s Global GreenCleaning Sustainability Guide. “However, the use of a comprehensive approach to green andsustainable cleaning, while monitoring the cause and effect in all ancillary actions, can have ameasurable impact on reducing environmental impacts in an economic and socially beneficialmanner.”If you find that the bathroom fails the smell test, chances are that other building systems are notfunctioning effectively and providing the sustainable benefits you expect in a green building.Leave a reply and let me know how your test turned out, or visit Advanced Green Solutions tolearn more about our approach to supporting a healthy building environment.Scanning for sustainability October 27, 2011Jami Vallelonga, LEED AP – Real Estate ManagerWe have all seen them – the funny little pictures companies want us to scan for moreinformation about their products. These Quick Reference Codes, better known as QR Codes,represent an opportunity: being green can save you green. QR Codes eliminate unnecessaryprinted communications and repurpose pertinent information on a website. The payback can be quick, because the initial investment for QR codes is minimal. Many sites offer free QR Code Generators, but a low subscription fee is often assessed for monthly use. A QR Code can be placed on the window of a vacant space, allowing potential tenants and brokers to scan the code with their smartphones for information about available space. On yournext broker tour or marketing project, try a QR Code. It will save driving time, gasoline andunnecessary printed materials.For more information on how to effectively use QR Codes, click here.Too smart to stop October 20, 2011Alicia Chidsey, LEED AP – Sustainability & Energy Services ManagerEarlier this month, I had the pleasure of attending the first Greenbuild to convene outside theborders of the U.S. Prior to the event and throughout the week, the U.S. Green BuildingCouncil® asked attendees to think about “What’s Next?” That question was easy to keep in thefront of our minds as we raced from session to session, expo hall to expo hall, networkingevents and concerts – what’s next, what’s next, what’s next – each event better than the last aswe went.
Greenbuild 2011 was particularly motivational because of the Opening Plenary Session at whichworld-famous author and speaker Thomas Friedman delivered the keynote address. Interruptedseveral times by applause, he gave a straight-talking speech that seemed to resonate with thecrowd. Friedman encouraged us all to “not get the word.” While talking about naysayers anddoubters who question the science of global warming, he drove home the point (sarcastically)that all 23,000 of us in attendance, and the hundreds of thousands of others like us who weren’tin Toronto, are “too dumb to get the word.” When it comes to the white noise of doubters, hatersand opponents of the green movement, Friedman encouraged us to simply plug our ears. Hewent even further to say that soon the word “green” itself will cease to have the meaning it doestoday. Eventually buildings and companies will automatically operate with respect for theenvironment, making “green” the norm. USGBC President and CEO Rick Fedrizzi later drovethe point home by telling a futuristic story from a newspaper written in 2036 reporting that theUSGBC had closed its doors because its primary mission of greening building practices aroundthe world had been achieved. We all anxiously await that time.Early the next morning, I attended a session called “Beyond LEED®.” The discussion includedan in-depth conversation about the Living Building Challenge, a program sponsored by theInternational Living Future Institute. We heard from International Living Future Institute boardmembers Bob Berkebile and Jason McLennan in thoughtful, creative skits that challenged theentire audience to think beyond LEED. Later, Tom Paladino, a speaker I heard in a session earlier in the week, took the stage and began an interactive conversation with the large audience. He started by talking about Thomas Friedman’s inspirational presentation, special musical guest Maroon 5 and other highlights of the conference. He said that Friedman had gotten everything right except one thing – the “too dumb to get the word” statement. A rocket scientist (literally) and triathlete,Paladino said he prefers to think that all of us who are part of the sustainability and greenmovement are “too tough to drop.” As a former athlete, that phrase resonated with me to the core.I hope all of us in the sustainability industry will be reminded that we are too tough to drop, andthat we will not quit just because some choose to question the science behind what is happeningto us and to our planet. As champions of the sustainability movement, and in life, it’s always goodto remember that we are too tough to drop, too focused to quit and too smart to compromise.Greenbuild 2011: Redefining our future October 17, 2011Kurt Sarchet – General ManagerRecently I was lucky enough to attend the USGBC Greenbuild International Conference andExpo, thanks to CBRE and the support of my fellow Green Knights. This year’s Greenbuild washeld in Toronto, Canada, which became an epicenter of green building activity – with press conferences, educational workshops, informational sessions, expo halls full of exhibitors and, of course, a visionary keynote address delivered by New York Times author Thomas Friedman. The event’s closing remarks were provided by New York City Mayor Michael Bloomberg. If you have not attended Greenbuild in the past, here are some impressive facts:Greenbuild 2009 (Phoenix) More than 27,000 attendees and 1,000 exhibitors USGBC provided over 400 light rail passes to attendees.
Applications for the annual Greenbuild Award increased by 67% to 160 companies participated (CBRE won the award in 2008!). More than 25,000 lb. of organic waste was generated with a 45% diversion rate.Greenbuild 2010 (Chicago) More than 28,000 attendees and 1,000 exhibitors 39% fewer signs and graphics were produced compared to 2009; 59% were available for reuse. 87% of all waste was diverted from landfills. 100% of venues used for official events were LEEDâ certified. Mandatory guidelines were introduced and required all exhibitors to implement sustainable practices. A full 97% of exhibitors participated by submitting documents for auditing.Greenbuild 2011 (Toronto)This was the first-ever Greenbuild held outside the U.S., with an estimated 23,000 attendeesand 1,000 exhibitors taking part. The reduced attendance was anticipated due to economicuncertainties and international travel requirements. Greenbuild 2012, to be held in SanFrancisco, should come roaring back with record attendance expected.I enjoyed myself and learned quite a bit during the three-day conference. I found myselfmotivated and inspired by how green buildings and sustainability overall are part of the solutionto many issues facing our nation, and which other countries are starting to tackle.“Green building” was little more than a buzz phrase used for describing presumed efficientbuilding performance during the past decade. Today, it has become a sophisticated approach tocommercial and residential real estate operations that continue to adapt and evolve to bothbusiness needs and changing social demands. By attending Greenbuild, I took away a lot ofinteresting information on how other countries are developing legislation and regulatoryrequirements on an international scale – information that will impact building performance herein the U.S. In short, the increased awareness of sustainability around the world has acceleratedthe “mainstreaming” of green building practices as a whole.In Toronto, Greenbuild exhibitors introduced an assortment of innovative technologies that arereplacing more antiquated technology. I visited many of these exhibitors and came away withseveral new ideas to implement in our Seattle market. The continued introduction ofprogressive, efficiency-driven products and services will further drive increased value intocommercial buildings, while promoting healthy competition in regional markets.The educational sessions were phenomenal. Courses ranged from institutional investor forumsand roundtables to “How to Integrate Sustainability Master Plans and Green Building Policies” inyour city. The latter explored a number of relevant topics, including: Acquisition, installation and management of project materials Improvements to the indoor environment Project site factors Project surroundings and public outreach Systems and energy/utility Impacts Stakeholder involvement in innovation Water management
Whether you’re an architect, project manager, government official, property manager, broker,appraiser or consultant, the event offers a number of opportunities to learn through specialsessions and educational courses, not to mention providing a larger, global context in which thisknowledge is taking hold. I am very glad that I attended Greenbuild 2011, which further openedmy eyes to the expanding world of sustainability – and also reminded me that doing the smallthings, like carpooling, conserving resources and recycling, can make a big difference whereveryou are in the world.Communities go with green power October 11, 2011Lauren Witham – Real Estate Services Administrator The U.S. Environmental Protection Agency (EPA) has established the Green Power Partnership, encouraging leading U.S. organizations to purchase green power to reduce environmental impacts directly connected to conventional electricity use. Green power is “electricity generated from environmentally preferable renewable resources, such as solar, wind, geothermal, low-impact biomass, and low-impact hydro resources.” ThePartnership currently has hundreds of partner organizations voluntarily purchasing billions ofkilowatt hours of green power annually.In the Green Power Program, the local governments, businesses, and residents collectively buyGreen Power to meet or exceed the program’s needs. Clayton, Missouri, recently wasdesignated the first Green Power Community in Missouri and the 37th community in the UnitedStates. Clayton reached and passed its goal of replacing a monthly total of 670 megawatt hoursper month of electrical usage. For more information, visit Green Power Partnership.Is deconstruction really green? October 4, 2011Fred Ehlers – Operations ManagerDeconstruction is the selective and careful dismantling of a building to maximize re-use andrecycling while providing new life to building materials. This ancient activity has been revived bysustainability and green building proponents. Deconstruction can cost more, take longer andresult in a larger carbon footprint. So, when does it make financial and environmental sense? Green demolition is the more appropriate answer. Identifying which items can be salvaged and reused and those which must go to a landfill makes a deconstruction project truly green. Old doors, windows, lumber and wood siding could be covered in layers of lead-based paints and other toxins, so restoring them requires massive amounts of chemicals, making these toxinsairborne. Deconstruction and landfills have their place and function. Determining when andwhere to use each is the key to green demolition.For additional guidance, check out our white paper here.
Green matters to building occupants September 29, 2011Donna Laquidara-Carr – McGraw-Hill ConstructionAt McGraw-Hill Construction, we’ve been excited to partner with CBRE in researching theimpact and benefits of green commercial buildings. This year at Greenbuild, we will beannouncing the results of two consecutive surveys of occupants in CBRE-managed buildingsthat have earned an ENERGY STAR® label, with 28% of them in 2010 and 54% in 2011 alsoearning LEED® for Existing Buildings certification. The goal of this ongoing study is tounderstand the importance building occupants place on green and the benefits they experiencefrom working in a high-performing building. Below is a sneak peek of a few of the key findings.One thing we learned is simple but can have a big impact in the long run – building occupantsreally do care about green. They report that working in a green building is a factor in theiremployment selection, and they place significant value on features associated with green suchas a healthy indoor air environment, daylighting and recycling.Surprisingly, the majority of occupants don’t know that the building they work in has earned well-recognized green certifications. There is also a very interesting difference in their satisfactionwith green features between 2010 and 2011. In 2010, satisfaction with features in LEED andENERGY STAR-only buildings was relatively the same; but in 2011, LEED building occupantsare significantly more satisfied with six of the 12 features we asked them to rate. There was asmall, but important, increase in the percentage of LEED occupants who report being moreproductive in their current space than they were two years ago. It will be interesting to see ifthese differentials are maintained as even more buildings in the group surveyed earn LEEDcertification in future years.So why is this important? Because in the end, occupants can help make buildings greener.Their higher satisfaction and engagement in the greening process will help change themarketplace and achieve truly high-performance buildings.Landmark study to be released September 27, 2011Hal Myers – Senior Director of Marketing One of the exciting things about Greenbuild each year is the announcement of new products, design innovations and market research that nudges the industry towards a broader adoption of bestenvironmental practices. While the event’s sponsor, USGBC, began in the 1990s as a non-profittrade organization of like-minded architects and building design practitioners, it has evolved sodramatically, and influenced so many areas of the built environment, that today the GreenbuildInternational Conference and Expo represents an appropriate forum for announcing the resultsof our annual CBRE/University of San Diego study, entitled “Do Green Buildings Make Dollars& Sense?”, which will be presented on October 5 in Toronto.What makes this year’s presentation special is that we can now report on three full years ofaggregated data, making the study not only the largest of its kind but also the longest. In short,many of the positive aspects of green building operations and occupant behavior established inthe initial 2009 report have been both supported and, in some cases, strongly reinforced overthree years of the study. Stay tuned, but what you can expect to hear are that rental rates andoccupancy levels continue to trend higher than the general market, establishing a cleareconomic case for the value of green in existing buildings, with some markets leading the trend.
While this by itself isn’t groundbreaking, the fact that the same results are appearingconsistently over time lends credibility to the importance of pursuing higher sustainabilitystandards, including ENERGY STAR® and LEED® certification, especially in light of relatedacademic studies that will be discussed in Toronto. Interestingly, even during the downturn,green buildings continue to outperform the general market in key areas, while downwardeconomic pressure is influencing organizational behavior in others.Be one of the first to learn more about the CBRE/USD study, including an impressive adjunctstudy presented by our partners at McGraw-Hill Construction, at 4:00 p.m. (EDT) on October 5.If you won’t be in Toronto next week, be sure to visit CBRE’s Envirometrics page followingGreenbuild, where you’ll find results of the 2011 study, as well as more information for makingdollars and sense of sustainability in the commercial real estate market.Get ready for Greenbuild 2011! September 22, 2011Katie Rothenberg, LEED AP – Program Manager CBRE’s Sustainability Programs Group will be making their way to Toronto October 4-7 to attend the Greenbuild International Conference& Expo hosted by the U.S. Green Building Council®. As Jeremy Benkin mentioned earlier thisweek, this is the first time the conference has been hosted outside of the United States, which isa testament to the international appeal of the LEED® green building certification program.Greenbuild combines the best of latest technology, proven strategies and industry and productexperts for every phase of the building lifecycle – from building design and construction tooperations and maintenance. The conference provides green building professionals and otherinterested parties with a great venue for learning, networking and exploring new technologies.This year CBRE is a Platinum sponsor of the event, which highlights our corporate commitmentto sustainability and green building practices.Top Reasons to Attend Greenbuild Learn from the best. Greenbuild attracts many of the most influential and knowledgeable speakers in the market. Past keynote speakers have included President Bill Clinton, Vice President Al Gore, Archbishop Desmond Tutu and Secretary of State Colin Powell. This year’s speaker lineup includes Thomas Friedman, Michael Bloomberg and CBRE’s Dave Pogue and Gary Thomas, in addition to representatives from Vornado Realty Trust, U.S. General Services Administration, Bentall Kennedy and many other industry leaders. Grow your network. Greenbuild is a huge conference – more than 28,000 registered attendees and 1,000 exhibitors participated in the 2010 show in Chicago. Attendees run the spectrum from building engineers or managers to product representatives and consultants. Earn CMP hours for your LEED Professional designation. Almost all educational sessions at Greenbuild can be used for meeting GBCI continuing education requirements. Experience a green conference in action. Greenbuild is a three-time recipient of the IMEX Green Meetings Award, a prestigious international designation awarded to only the greenest events. Learn about USGBC’s latest programs. GBCI and USGBC frequently announce or launch major program changes at Greenbuild. Whether you are interested in the Volume Program or recertification, be there to hear new developments first-hand. Meet the LEED reviewers. If you have an active project or are considering certification, attend the session that allows you to meet and learn from the people reviewing actual projects. Make sure to bring your questions about tough credits or standard changes.
Don’t miss out on this opportunity to connect, learn and experience the best in green building atGreenbuild 2011. See you there!The power of community September 21, 2011Jeremy Benkin, LEED AP – Director of ProcurementIn 14 days, 20,000 attendees will descend upon Toronto, Ontario, for the first GreenbuildInternational Conference and Expo held outside the US. With several illustrations of public andprivate partnerships that have made significant impacts on the community, Toronto is a greatchoice for hosting so many green building practitioners. The city provides an excellent backdropfor the transformation that we seek in our own communities locally and abroad. During Greenbuild, CBRE will release the third version of our longitudinal study on green buildings. The study tracks both the market dynamics affecting green buildings and subjective feedback from building owners, managers and occupants. Responses from study participants support the idea that properties at the leading edge of green have been successful in creating a strong sense of community among building occupants. Thissense of community becomes a catalyst for affecting change not only at the building level butthroughout entire regions. The focus shifts from mundane messages about doing less harm withour buildings to leveraging the power of a group of individuals to influence outcomes no singleperson could accomplish alone. Each of our neighborhoods has its own unique challenges, butbuilding better communities is the common thread woven through all of our solutions.The key to operating better buildings lies within our ability to modify the behavior and attitudesof large groups. At Greenbuild this year, renew your commitment to engage with your neighbor.Take the time to make connections with the thousands of like-minded professionals inattendance who face similar challenges in their buildings, neighborhoods and marketplaces.Let’s change the conversation from using less to doing more good.LEED® raises the green building standard in Asia September 15, 2011Gary Thomas, LEED AP – Director of Sustainability ProgramsLEED® is well-established as the preeminent green building rating system in the United States,but the U.S. Green Building Council® is also making strides to establish LEED as theinternational benchmark for green buildings throughout the world. Although LEED projects existin over 100 countries, the majority are related to new construction. Over the next five years,however, the biggest movement will be in the existing building market. Based on my two recentvisits to Asia, including Vietnam, Hong Kong, and mainland China, it is apparent that LEED inAsia is slowly gaining ground. Prominent building owners are becoming very interested inenergy efficiency, sustainability and LEED rating systems, but increased value and potentialpayback are the primary drivers for acceptance.Even though many countries have their own rating systems in place (e.g., Hong Kong BEAMPlus, China Three Star, Japan CASBEE), most are regional rating systems designed for amarket-specific objectives. None are recognized outside of their market and their rigor does notcome close to matching LEED rating system requirements. Additionally, multi-national
companies gravitate toward LEED as a standard due in part to the fact that LEED buildings canbe found globally from New York to London to Singapore. CBRE’s Sustainability Programs Group recently conducted our first LEED for Existing Buildings assessment for a property in the Hong Kong central business district. While there are specific challenges due to the location, the U.S.-based rating system translates well to regions abroad as a result of the flexibility built into the system. We have submitted a LEED for Existing Buildings Platinum project in Southern Spain as an example ofthe functionality of LEED EB internationally. As we have seen over the past several years in theU.S., the move of a market toward LEED certification, and LEED for Existing Buildings inparticular, can come very swiftly once a prominent landlord or occupier certifies a building. Due tothe competitive nature of the major landowners in central Hong Kong, value can be created byoperating a more sustainable building and achieving certification. With the presence of multi-national firms occupying substantial office space in Hong Kong, we fully expect to see 10 to 20LEED for Existing Buildings certifications in the region over the next two years.For more information on LEED and getting your property certified, visit www.cbre.com/leed ordrop me a line at firstname.lastname@example.org.Retrofitting: the low-cost solution to climate change September 6, 2011Jonathan Hills – Associate DirectorThe scale and pace of construction across Asia Pacific in recent years has provided ampleopportunity for developers to construct modern, efficient commercial real estate in compliancewith green building codes and certification schemes. But what about existing buildings? In manycities, new construction typically represents just 1-2% of total stock, signaling a significantopportunity to increase the environmental performance of existing real estate through retrofitting.According to the U.S. Green Building Council®, retrofitting involves any kind of upgrade of anexisting building that is wholly or partially occupied to improve its energy efficiency andenvironmental performance, reduce water use and improve the comfort and quality of the space.When improvements are maintained over time, the benefits are endless, including reducedoperating costs and a healthier workplace. To learn more about the advantages, challenges andopportunities associated with retrofitting existing buildings for sustainability, click here.Connect to the future on Sept. 8 September 2, 2011Hal Myers – Senior Director of Marketing With all the so-called “new” developments taking place in the world ofsustainability, wouldn’t it be nice to dial into a commercial real estate discussion thatconcentrated the most critical information into a 90-min. brief on sustainability that covers policy,standards & regulations and renewable energy?Question answered.On Thursday, Sept. 8, CBRE and the University of San Diego’s Burnham-Moores Center forReal Estate have partnered to present What’s NEXT?, our second co-sponsored event that will
feature three of the industry’s leading experts in sustainability. We’re especially excited aboutthis version in our quarterly series, since each of the panelists is helping to shape the broaderdiscussion on green, whether it’s Andrew Burr of the Institute of Market Development, whichanalyzes the rapidly changing regulatory environment for sustainable buildings; KristenTaddanio, who brings an insider’s view of sustainable real estate from the U.S. Department ofEnergy; or Robert Hutchinson, who’s forthcoming book Reinventing Fire contemplates thepotential of renewable energy to charge trillions of dollars into the economy.As big as these themes are, each of the panelists has a specific expertise that will bring intofocus their particular subject, weeding through what has become an overgrowth of predictions toget at the heart of what’s next from a real-world perspective.Register now for What’s Next? on Thursday, September 8, starting at 9:00 a.m. PDT/12:00EDT. Participation is free, but there are limited seats available. For more information, drop us aline at email@example.com – and join us on September 8 as we dial into the future.Green buildings transform Asia August 30, 2011Tim Shen, LEED AP – Director of Sustainability Asia CBRE recently released the latest edition of its semi-annual green building research publication, Sustainability Asia Pacific. For the past two years, the publication has highlighted key environmental sustainability issues and related them to the real estate context within Asia markets. The latest issue expands this coverage to include industry-leading input from Australia and New Zealand. Green building is nothing new in Asia—Hong Kong released its BEAM green building rating system in 1996; the Kandalama hotel in Sri Lanka was thesecond building in the world to achieve LEED® NCv1 Pilot certification in 2000; and the SohrabjiGodrej Green Business Centre in Hyderabad, India, was the first building around the globe toachieve a LEED NCv2 Platinum certification. Despite these achievements, it is arguably only inthe past few years that we’ve really seen green building uptake at a market transformation scale.Annual registration of LEED projects increased throughout the global financial crisis, expandingto 19 Asian countries. Most countries now also have their own national green building ratingsystems. Many of these are linked to government legislation and incentives to promote adoptionby the private sector, adding a significant number of buildings with a core focus on sustainabilityacross all sectors of the industry, from new eco-cities to interior fit-outs of convenience stores.
Sustainability Asia Pacific actively engages with industry stakeholders at the cutting edge of thisprofound change, providing a diverse and impartial peer-to-peer insight into green strategiesthat lead to success. Check out the latest edition here.BOMA shoots for the stars August 25, 2011Diana Hernandez – Senior Real Estate Manager In its ongoing efforts to advance energy-efficient commercial real estate, BOMA International continues to find new ways to promote building accomplishments. Its newest program, BOMA STARS, encouragesproperties to track their energy conservation efforts through EPA ENERGY STAR®, helpingmonitor individual building progress across the industry.Becoming a BOMA STAR helps you understand your building’s consumption, improve energymanagement and increase NOI. Agreeing to share your energy management progress alsohighlights the industry’s commitment to reducing greenhouse gas emissions. Most importantly,BOMA STARS helps demonstrate market transformation in energy management without theintroduction of new mandates.Turning your building into a star is simple:Submit data to ENERGY STAR Portfolio ManagerTrack progress over time through benchmarkingAssess energy performance and take steps to reduce consumptionRate performance by achieving an ENERGY STAR ratingShare your data with BOMA International and achieve recognition as a BOMA STARFor more information on how you can participate, click here.Turning trash into cash August 23, 2011Stephanie Singletary – Real Estate ManagerThanks to Heather Sikita and Patricia Boisvert, we know how to properly recycle batteries andother non-blue bin items – now let’s talk cardboard. Many businesses recycle cardboard bycommingling with other recyclable materials. It’s easier to have the recycling company pick it up,but did you know cardboard is worth something green? At a CBRE-managed office complex inWest Hills, California, cardboard is recycled at no cost to the property. When our recycling service provider first suggested purchasing a cardboard baler, it seemed too pricey – but I decided to do some further investigation. Although the commodity market fluctuates, I learned that proceeds can range from zero to hero. Payback on the baler is estimated at only 16 months, with an average of eight tons of cardboard per month at a cost of $115 per ton.Balers typically have a 10- to 15-year life span when cared for correctly, so revenues areconsiderable when the equipment is paid off.
If your property utilizes cardboard, look into a baler. A simple lifecycle cost analysis will providedetailed information on payback and revenue opportunities. Turn your messy cardboard bin intoa profit center, and get paid for the cardboard you recycle!How do you use your blue bin? August 18, 2011Patricia Boisvert, LEED AP – Facilities ManagerAs Heather Sikita mentioned in her post earlier this week, not all recyclables are fit for a bluerecycling bin. Non-blue bin recycling for items like batteries, furniture and construction materialsis a sustainable practice that diverts waste from landfills, reuses items and recycles materials. Italso can: Reduce solid waste disposal costs Generate revenue from the sale of recyclable materials Provide tax savings from donations to nonprofit agencies Contribute to LEED® pointsDeveloping a comprehensive waste strategy that addresses sustainable practices is a keycomponent in turning waste into usable resources with value. Remember the 4 Rs: Rethink,Reuse, Reduce, Recycle.For more information on how to recycle non-blue bin items, click here.Got batteries? August 16, 2011Heather Sikita, LEED AP – Senior Real Estate Manager All “charged up” about how to properly dispose of your batteries as part of your building’s recycling program? According to the U.S. Department of Transportation battery recycling regulations, all batteries over nine volts must be sealed with tape or placed separately in plastic bags to prevent battery contact or terminal exposure. Batteries that are nine volts or less may be left unsealed in a recycling container with other batteries of thesame chemistry (i.e., alkaline with alkaline, Ni-Cd with Ni-Cd, etc.). Following these guidelinesallows for the safe transportation of batteries to the recycling facility. For more information onbattery recycling, click here.Going clean and green for windows August 11, 2011Bill Lewis, LEED AP – Asset Services DirectorEveryone has gone green – even window washing companies! Service provider HSG, Inc. inLos Angeles has established a Green Program to help reduce the environmental impactassociated with cleaning windows. Their green practices: Use Green Seal-certified cleaners and environmentally friendly supplies Minimize water usage and divert runoff to planters Use mobile wash and recovery systems for high-pressure washing to comply with EPA’s Zero Discharge requirements
Reclaim and filter water discharge from pressure washing Utilize building electric motorized equipment efficiently to minimize electrical consumption Utilize highly efficient electrical Denka boom lift Maintain a Material Safety Data Sheet (MSDS) program and control all chemical usageHSG is also greening its own corporate footprint. Using a window washing service provider thatincorporates these practices will help meet LEED® requirements while making your buildingmore sustainable. For more information, drop me a line at firstname.lastname@example.org.Energy costs are through the roof August 9, 2011Lisa Churchill, LEED AP – Senior Real Estate ManagerBlack roofs absorb heat, and white roofs reflect it. This simple concept can keep buildinginteriors cooler and reduce the heat island effect many cities experience. An Urban Heat Island(UHI) is created when buildings, roads and infrastructure cause metropolitan regions to becomewarmer than more shaded, rural areas. The facts: UHI can cause higher energy use, stress on power grids and increased pollution. A roof painted with solar reflective white coating can reflect up to 90% of sunlight, as opposed to traditional black roofs that reflect only 20%. White roofs can remain up to 30 degrees cooler, requiring less air-conditioning use for the building below. Buildings with white roofs can reduce summer energy consumption by 10%- 30%.Most roofing companies can provide case studies and anticipated savings for your region. Whiteroofs are easy and low-cost, but the payback in energy savings is huge. For more information,click here.Water conservation, drop by drop August 4, 2011Brandi Tyler – Associate Director Because water prices are expected to rise with demand, water conservation could shoot to the top of your project list. To develop a conservation plan, start with establishing your building’s water baseline in ENERGY STAR®. The Portfolio Manager tool tracks and assesses water consumption to help you set achievable goals.Once you have clearly outlined your goals, prioritize your water conservation efforts. Restroomretrofits that incorporate high-efficiency fixtures are a great way to achieve cost savings for yourbuilding. To get the most out of your restroom upgrades: Install automated restroom faucets – helps achieve water usage savings of up to 70% Consider waterless urinals – reduces an estimated 40,000 gallons of water per urinal Install more restrictive aerators – accounts for approximately 40-50% of the building’s water usageFor more information on these and other water-saving tips, click here.
Becoming leaner and greener out on the road August 1, 2011Georgi Zatloka – Real Estate Services AdministratorIt’s peak summer travel time in North America, and for most people that means taking a vacationwith family, often to a national park or major tourist attraction – and most often by car. In fact,according to the U.S. Travel Association, more than 75% of leisure travelers use an automobile toget to their destination during the summer months. That’s a lot of cars on the road. This got me thinking about the other months of the year, and how American commuting habits continue evolving. Turns out, automobile transportation accounts for about one-third of greenhouse gas (GHG) emissions and is the fastest-growing major contributor. Real Estate Managers can influence the commuting choices of building occupants and tenant organizations bypromoting one or more of the following green transportation ideas: Invite local transportation organizations to host a “Commuter Fair” to share commuting options Facilitate carpooling with a simple communication board or online ridesharing solutions Communicate formal vanpool and rideshare programs Work with parking service provider staff to promote carpooling with discounted rates and premium parking stalls Invite a bicycling organization to conduct bicycle commuting classesRising gasoline prices and increasing road congestion have many tenants looking for alternativetransportation choices. Providing these options is not only a service to tenants but can helpreduce GHG emissions and help the environment. It’s hot enough out there during the summer.Reducing the time spent on our roads commuting to work gives everyone a little more breathingroom, regardless of season.CBRE helps guide the industry July 28, 2011Lisa Colicchio, LEED AP – Director of Operations As Heidi Sanchez introduced in her post on June 22, CBRE has released a convenient new user’s guide to state and local energy performance regulations for commercial buildings. The guide is a great practical tool for interpreting these regulations while helping building owners and managers comply with newly mandated energy performance requirements. In the last decade, energy performance rating and disclosure has become a global trend aimed at prompting investment in energy performanceimprovements and helping stimulate demand for energy-efficient buildings. While this iscommon practice in the EU, policies that rate buildings’ energy performance and require publicdisclosure are just now being adopted by U.S. states and cities. Energy performancerequirements are being phased in this year and will have an enormous impact on U.S. realestate, affecting 4 BSF of commercial space. New York City Local Law 84 is the first to go intoeffect August 1, and will impact all buildings in excess of 50,000 SF. Mandates for other cities,including San Francisco, Washington DC and Seattle, are close behind with October 1, 2011effective dates.
Benchmarking energy performance empowers building owners and operators to identifyopportunities for energy improvement, track progress and demonstrate achievements. Like fuelefficiency ratings on vehicles, transparent building energy ratings allow the market to identifybuildings with lower energy costs, unlocking demand for more efficient buildings. Transparencyand data disclosure also assist property and financial markets in accurately valuing energyefficiency.With the growing proliferation of energy reporting and efficiency standards in various states andcities across the country, real estate owners and occupants need a resource to assist them inunderstanding the requirements in their market. Click here for a copy of the current guide andcheck cbre.com/envirometrics for updates as more jurisdictions adopt similar energyperformance regulations.Asia goes PLATINUM July 25, 2011Tim Shen, LEED AP – Director of Sustainability AsiaThe lack of Green Building Council Chapters outside the U.S. can make it difficult forLEED® Professionals abroad to achieve continuing education hours and remain current onLEED developments. With the guidance and support of the U.S. Green Building Council®, PLATINUM, a new group based in Hong Kong, has launched to fill this gap and will host its inaugural event this week. PLATINUM is a nonprofit society created by a team of LEED volunteers from companies across the industry to provide membership-based support for LEED Professionals, including networking, knowledge sharing andeducation opportunities.Over the past few years, the market adoption of LEED in Asia has grown exponentially. Thissuccess has been accompanied by a similar surge in the number of LEED Professionals.Outside of North America and the United Arab Emirates, China (622), Hong Kong (520) andSouth Korea (389) top the national list of LEED Professionals globally. Since a large portion ofprofessionals based in Hong Kong serve regional functions, PLATINUM’s influence couldexpand to support LEED Professionals in other Asian countries.Mark your calendars for July 26, PLATINUM’s first event featuring Mark MacCracken, USGBCBoard Chairman. PLATINUM is open to everyone. For more information, visit our LinkedIn pageor contact me at email@example.com.VFDs help drive down energy use July 20, 2011Bridget Kitzerow – General ManagerAfter you’ve benchmarked your buildings and completed any no-cost/low-cost operatingefficiencies, it’s time to review capital project opportunities with the shortest payback andhighest yield in energy savings.Consider installing variable frequency drives (VFDs). At Pacific Plaza, a 293,000 SF, nine-storybuilding in Daly City, CA, Collette Brown, Real Estate Manager, and Robert Rodriguez,
Engineer, completed a VFD installation on the HVAC system, composed of two 75 hp motorsand two 25 hp motors, plus EMS upgrades, for a total cost of $160,000. The upgrades qualifiedfor a significant rebate from the utility provider of approximately $75,000. With annual electricalsavings of approximately $120,000, this capital project had a payback period of less than oneyear and increased asset value by $1.5 million.Data centers: short-cycling of conditioned air July 19, 2011Ravi Bhattaram, LEED AP – Senior Associate DirectorData Center Infrastructure Efficiency (DCiE) depends more on efficient air-conditioning than anyother support infrastructure, but what is the key to enhancing air-conditioning efficiencies?Ensuring every CFM of conditioned air that comes out of Computer Room Air Conditioners(CRAC) or Air-Handler Units (AHU) returns back to each respective unit only after circulatingthrough the rack equipment.The following are conditioned air short-cycling possibilities to pursue :1. Racks - Blank all openings with blanking plates2. Between racks - Blank all openings between racks3. Above the racks - Blanking these openings can be challenging because the space is cramped with data and power cables. Use fire-rated flexible polycarbonate sheets (strip curtains) in the form of six-inch ribbons with proper support design to seal the openings.4. Aisles - Isolate walking aisles from the designated cold/hot aisles. Use fire-rated flexible polycarbonate sheets in the form of six-inch ribbons with proper support design to seal the openings.5. False floor and ceiling tiles - Ensure proper sealing6. Cable entry ports - Ensure proper sealingEfficient air management reduces the bypass of cooling air around rack intakes, minimizesrecirculation of hot exhaust back into rack intakes and eliminates mixing of the cooling airsupplied to equipment and the hot air rejected from the equipment. Other related benefitsinclude: Lower operating costs Reduced heat-related electronic component failure Higher DC rack power density (watts/SM) Higher DC infrastructure efficiency Improved Delta-TA word of caution: hot/cold aisle containment should be fire-rated and should not block firesprinklers and other fire suppression systems. Refer to the U.S. Federal Energy ManagementProgram for additional resources and guides to improving efficiencies.Reduce your site impact with porous pavers July 14, 2011Alex Truchot – Senior Environmental Health and Safety ManagerPorous pavers, including pervious concrete and porous asphalt, are very effective andeconomical materials that have a positive impact on the environment. Use of pervious concrete
is recognized as a Best Management Practice by the U.S. EPA for providing pollution control,storm water management and sustainable development. Environmental and economic benefitsinclude: Storm water quality treatment cost elimination or reduction Parking lot lifespan extension of 10 times compared to asphalt lot Relatively low maintenance Benefit for trees and landscaping LEED credits (pervious concrete and permeable concrete pavers)Although porous pavers have been around for years, their use has been limited. With the help ofan experienced contractor, you can install porous pavers at your property to reap significantcost savings and environmental benefits. For more information, check out our white paper.Updates on energy modeling July 12, 2011Nancy Capadona, LEED Green Associate – General ManagerCould your building use a nip and tuck, or will it need more radical reconstruction to become asenergy efficient as its contemporaries – not to mention the new generation of green buildings?The Rocky Mountain Institute (RMI), an independent, nonprofit “think-and-do tank,” advocatesenergy modeling of buildings to identify potential energy savings for significant impact. However,there is a need to increase the effectiveness of the modeling process.Recently RMI took a major step toward long-term vision for the energy modeling community withits summit. Stakeholders learned how to use modeling more effectively to make a compellingfinancial case for low-energy buildings, identify best practices and address challenges. This wasthe first time key stakeholders from all aspects of the energy modeling field came together toaddress barriers and opportunities. For more information on this and other initiatives, visit TheRocky Mountain Institute.Use federal grants for green initiatives July 7, 2011Lisa Churchill, LEED AP – Senior Real Estate ManagerEnvironmental awareness has gained significant momentum in recent years, and many ownersand managers are making strides to reform their business processes to meet green standards.Now federal and state grants are available to support such initiatives. One example is “TheEnergize Phoenix Project” in Arizona. The program, generated by the U.S. Department ofEnergy and American Recovery and Reinvestment Act, includes a $25 million award to directlysupport and encourage sustainability investments along the Phoenix light rail corridor.CBRE currently manages over 2 million RSF along the corridor, and the first fund dollars arebenefiting a Class A office building at 3300 N. Central Ave. for a complete chiller replacementand redesign of the building’s central plant. As CBRE works to promote and supportsustainability initiatives, we encourage you to seek opportunities to realize both savings andenvironmental achievements for your properties by capitalizing on grants in your area.
Seattle launches energy benchmarking program July 6, 2011Maria Olagunju – Real Estate ManagerThe City of Seattle sent letters to more than 800 large commercial property owners andmanagers informing them of a new citywide program designed to help owners and managersassess and improve building energy efficiency. Under the new program, all commercial andmulti-family residential buildings larger than 10,000 SF must be measured or benchmarked inU.S. EPA’s ENERGY STAR® Portfolio Manager. Building energy ratings will also be provided tothe City and to prospective buyers, tenants and lenders upon request during real estatetransactions.Energy benchmarking is becoming a common practice among many large property owners andmanagers working to lower building operating costs and make buildings more competitive in thereal estate market. Numerous studies show that energy-efficient buildings—in particular thosewith green certifications—out-compete inefficient buildings in terms of higher rental and salesprices, and building occupancy levels.At the historic Dexter Horton building in downtown Seattle, we have been benchmarking andrating the building’s energy performance for several years. The Dexter Horton building is mostwidely known as a historic, landmark building in the core of downtown Seattle, but what makes ittruly remarkable is its green appeal. The building’s owner, LaSalle Investment Management,and CBRE have partnered in ensuring Dexter Horton operates at a level almost unheard of for a90-year-old building.This 15-story, 370,000 SF building has been closely monitored by Garin North, CBRE RealEstate Manager, and CBRE’s building engineering team, comprised of Andrea Benvenuto,Engineering Director, and Andrew van Zwyndregt, Operating Engineer, for any opportunity tocapitalize on energy efficiency measures. Their leadership on this effort has led to broadrecognition of energy efficiency within the City of Seattle, LEED® certification and an ENERGYSTAR rating worth noting—96 points! Shortly after taking over management responsibilities at Dexter, CBRE’s team started monitoring all utilities in the building including electrical, water and steam consumption. Each has been reduced by 34%, 32% and 39% respectively. Electrical and water reductions were largely created by implementing HVAC zone load monitoring and control, variable frequency drives on the cooling tower, lighting controls, chemical-free water treatment and low-flow devices in the restrooms. Steam consumption was reduced by installing high-efficiency steam heat exchangers and digitally controlled modulating valves.Additionally the team worked to achieve increased efficiencies by participating in City of Seattle-sponsored initiatives. Most recently, motion sensors were installed in the common areas.Through the City of Seattle’s program, the building earned a substantial rebate making thisinvestment extremely attractive to all parties.Overall LaSalle Investment and CBRE hope to increase the building’s desirability to tenantsthrough lower operating costs. So far, this strategy has worked well. The building is currently88% occupied. As tenants become more and more concerned with their environmental impact, itis our hope that they will look for buildings with green appeal like Dexter Horton.
For more information on Seattle’s benchmarking regulations and other energy mandatesnationwide, check out CBRE’s Guide to State and Local Energy Performance Regulations.Optimal efficiencies reduce energy use June 30, 2011Bill Wood – Chief EngineerEnergy can represent up to 40% of operating costs for commercial office buildings. To optimizeefficiencies, there are a few methods to reset supply fan duct static in buildings with HVACDirect Digital Controls (DDCs): Reset cooling loop output Adjust damper position Calculate the required CF and reset using a mass air flow sensorThe intent is to supply just enough air to satisfy the building without wasting energy. A typicalDDC Variable Air Volume (VAV) that is properly sized and balanced can be supplied with aslittle as 0.4 inches of duct static. Resetting to a lower setpoint drastically reduces energy usagewhile still supplying enough air for the building. However, it’s critical to begin with a baselineenergy performance rating before making any changes to calculate savings accurately.CBRE achieves 10,000 mark in sustainability training June 27, 2011Hal Myers – Senior Director of MarketingToday CBRE announced it had surpassed 10,000 attendees in the BOMA Energy EfficiencyProgram (BEEP), a major industry milestone. The timing of this announcement works out wellwith the focus this week on the BOMA 2011 Conference in Washington, DC. Our own MelissaJones spoke at the conference about USGBC® LEED® recertification, an increasingly pressingissue for buildings that were previously certified. But first things first – or should I say, more than 10,000. That’s how many attendees CBRE has sent through BEEP training so far, representing about 40% of all the coursework taken. This is an exceptional number, given that BEEP is widely regarded as the leading sustainability training program for commercial real estate professionals.Speaking on behalf of CBRE, we are proud of our partnership with BOMA International, whichcombined with another valued CBRE partner, EPA ENERGY STAR®, to develop thesustainability training. BEEP educates industry professionals on how to reduce energyconsumption and costs with proven no- and low-cost strategies for optimizing equipment,people and practices. This is precisely the approach CBRE takes in its efforts to influencebehavioral-based, lasting performance improvements in the buildings we manage.I particularly liked hearing what Jean Lupinacci, Chief of EPA’s ENERGY STAR Buildings, saidabout the changes taking place throughout the industry: “Thousands of real estate professionalsnow demand the delivery of low-cost solutions to reduce energy use across large portfolios ofcommercial buildings. Leaders like BOMA and CBRE are showing how the commercial realestate industry is significantly reducing greenhouse gas emissions and positioning companies toimprove their financial value through strategic improvements in energy efficiency.”
While 10,000 attendees in BEEP is a significant number, CBRE is forging further ahead bymaking BEEP a required training standard for all CBRE Asset Services real estate managersand building engineering staff. Given the size of our organization, this will help further seed theindustry with bright, well-educated building leaders who see the value of sustainability as both aresponsible social choice and beneficial to their property’s operational performance.Click here to read more about this significant milestone, and be sure to firstname.lastname@example.org if you’re interested in learning more about BEEP or how to take part.Congratulations! Your building has earned LEED® June 23, 2011for Existing Buildings certification – now what?Melissa Jones, LEED AP – Program ManagerIf your building was one of the first properties certified in the LEED® for Existing Buildings ratingsystem, you are quickly approaching the certification’s five-year expiration date. Are youprepared for recertification? Find out at the BOMA Conference in Washington, DC!On June 27 at 2:00 p.m., I’ll be teaming up with Lauren Riggs from the U.S. Green BuildingCouncil® and Christopher Davis from the Green Building Certification Institute to discussstrategies for maintaining your building’s eligibility, including costs, real-world examples andmore. Don’t miss this opportunity to learn everything you need to know about recertification.Click here for more information and make sure to stop by our CBRE booth in the Green Pavilionand ENERGY STAR® Showcase at the conference. Plus, you can also emailMelissa.Jones@cbre.com anytime to exchange ideas on recertification. See you soon inWashington!CBRE introduces industry-first compact U.S. June 22, 2011guide to energy performance regulationsHeidi Sanchez – Marketing ManagerIn the last decade, energy performance rating and disclosure has become a global trend aimedat prompting investment in energy performance improvements and stimulating demand forenergy-efficient buildings. Already an established practice in the European Union, energydisclosure sprouted in the U.S. last year and is spreading across the country in the form ofinnovative policies that rate building energy performance and make the data public. Some ofthe largest real estate markets in the country, including New York City, Los Angeles andWashington, DC, have passed disclosure mandates that will impact buildings of all types andsizes, and several other states and cities are considering similar legislation. Since states and cities have adopted local energy mandates to suit their needs, energy reporting requirements vary extensively by jurisdiction. To capture this assortment of requirements, CB Richard Ellis teamed up with the Institute for Market Transformation (IMT), a Washington, DC-based nonprofit organization dedicated to promoting energy efficiency, green building and environmental protection in the U.S. and abroad, to develop the industry’s first quick reference Guide to State and Local Energy Performance Regulations. The guide
provides a summary of energy reporting requirements, as well as helpful links, for mandates inthese jurisdictions: Austin California District of Columbia New York City San Francisco Seattle WashingtonUse the guide as your go-to resource for navigating energy regulations, and check for updateson cbre.com/envirometrics as new cities and states set requirements for energy performancereporting.Pulling the plug on electrical usage June 16, 2011Brooke Maura, LEED AP – Real Estate Manager In the U.S., commercial building space consumes a staggering 18% of the country’s energy consumption, including 36% generated from electricity usage. Experts say we can slash use in many buildings with relatively simple and often low-cost measures. We have the tools and resources to save energy and owners’ and tenants’ money.The top 5 recommendations:1. Change the culture: Show tenants what small changes can accomplish and how they relate to energy use and costs. Remove space heaters and unplug unused appliances.2. Just shut down: Turn off computers and equipment when not in use.3. Set it right: Optimize the HVAC and lighting controls start and stop times.4. Go retro: Conduct a retro-commissioning of the operating systems to audit performance.5. Let the sun shine: Use natural light and encourage tenants to do the same.For more helpful tips, click here.Shining the light on product phase-outs June 14, 2011Ann Spain, LEED AP – Real Estate ManagerNew minimum energy efficiency standards for lighting are being phased in, and many commontypes of lamps and ballasts will be discontinued over the next several years. These changeshave been scheduled to take effect between 2009 and 2014. The largest impacts will be onstandard incandescent lamps of 40-205 watts, T12 fluorescent lamps, 8-foot single-pin T8fluorescents and magnetic ballasts.Dates when the most commonly used equipment will no longer be made here or imported to theU.S.:
January 2009 Single-pin fluorescent 8-foot slim line (old style T8s) 65 watts or less, and 8- foot high-output lamps of any wattage.January 1, 2012 100- and 150-watt incandescent lamps and fluorescent lamps with a CRI below 80.January 1, 2013 75-watt incandescent lamps.January 1, 2014 40- and 60-watt incandescent lamps.Don’t be left in the dark! Check here for more details on lamp and ballast phase-outs.Are you really recycling? June 10, 2011Hunter Marr, LEED AP – General ManagerDo you think you’re done with recycling when your program is launched? Unfortunately, theanswer is no. Because it takes a team effort to get your recycling program off the ground, simplyhaving a program in place is not enough for it to be successful. In an average office building90% of the waste stream is recyclable, but many programs fail to break a 30% diversion rate.That difference adds up to almost one ton of trash per person heading to the landfill each year.Training and awareness are key factors in increasing your building’s diversion rates. Educateyour tenants and janitorial vendor on recyclable materials and the differences between eachcontainer. Conducting a waste stream audit before and six months after your training is a greatway to document your success.For more information on developing and maintaining a successful program, check out CBRE’sWaste Audit Guide.Reserve your seat at the table on June 16 June 7, 2011Hal Myers – Senior Director of MarketingYou’ve heard the term “greenwash” – a word used to describe people or organizations that put amarketing spin on their efforts to present themselves as sustainable. Swap that out for straighttalk, and you get “Valuing Sustainable Real Estate” – a clear-thinking, unabridged roundtablediscussion on the true value of green in today’s real estate market, and why the benefits ofsustainability are often overlooked by lenders, appraisers and investors. I like that our 90-minute seminar on Thursday, June 16, is bringing together leading experts who deal with different aspects of property valuation on a daily basis. There’s no “wash” in his talk when Nils Kok takes the mic. The landmark work he has done in evaluating the microeconomics of energy efficiency in buildings, as well as the scientific studies he’s led at both Maastricht University and the University of California, Berkeley, has madeNils a much sought-after speaker (e.g., The United Nations, Urban Land Institute and HarvardBusiness School, among others) and a leading reference on institutional property investment.Also on board for June 16 is James Finlay of Wells Fargo Bank. Besides his role as a primaryappraisal manager for LEEDâ-certified and high-performance real estate collateral, James hasunique insight into investing in green at Wells Fargo Bank, which to date has extended more
than $3.25 billion to green/high-performance real estate. We’re eager to hear his views onappraisal and criteria for loan qualification.Finally, Tim Runde of Carneghi-Blum & Partners has more than 20 years of commercial realestate appraisal experience covering a wide variety of property types. Tim is one of the fewpeople to hold both MAI and LEED APâ designations and speaks with equal fluency on topics ofgreen and real estate development issues.Sound educational? We think so. And with our own Dave Pogue teaming up with Norm Miller,Ph.D. (Burnham-Moores Center for Real Estate) and John Clapp, Ph.D (University ofConnecticut) as moderators, “Valuing Sustainable Real Estate” promises to cut through some ofthe clutter surrounding the value of green and get at the heart of the issues. Click here toregister (talk about value – it’s free!) and mark the morning of June 16 for a straightforwarddiscussion on green. Questions? Drop me a line at email@example.com.Get control of your electrical expenses June 2, 2011Dan Simpson, LEED AP – Asset Services DirectorThe California Energy Commission recently announced the release of its latest report on lightingcontrols entitled “Lighting the way to Demand Response.” The $3.7 million study was funded bythe California Energy Commission through its Public Interest Energy Research Program (PIER).Research was jointly developed by Southern California Edison (SCE) and the California Lighting Technology Center (CLTC) and looked to explore the most cost-effective ways to reduce peak electrical demand through the implementation of lighting controls systems. The program featured nine technical projects and a cross-cutting market connection project. One of the more technical projects included the integration of lighting controls with utility demand response signals.With increased pricing of electricity during higher demand periods, lighting controls arebecoming a favorable trend for owners, as well as tenants and building managers. The studynoted that lighting control systems can reduce demand by more than 35% without a noticeableeffect on the building’s occupants.The study, which included demand response controls, was coordinated by SCE personnel whoinitiated test commands from an offsite location for four scenarios: immediate, hour of, latersame day and next business day. All three of the installed systems were able to respondsuccessfully to the requirements of demand response operation.Although all three of the systems tested operated adequately once installed and correctlycommissioned, the installation and commissioning of several of the systems required unplannedrepeat visits by the installers to ensure the systems were operating in the manner designed.This suggests complex installation and calibration. Additionally, the premium over and abovestandard lighting control systems could pose a barrier to market adoption.While the implementation and adoption of lighting control systems are in their early stages, itappears that the price point for market entry will become a viable alternative to standard lightingsystems as more manufacturers offer additional choices. This and the peak-demand ratestrategies of utility providers will make the adoption of lighting control systems an area ofconsideration for tenants, owners and building managers in the coming years.
What’s in your neighborhood? Amenities May 31, 2011may be closer than they appear!Jessica Morris, LEED AP – Real Estate Manager Do you know how walk-able your neighborhood is? Could you survive without a car? Thanks to Walk Score, now you can find out! Walk Score ranks a neighborhood on a 100-point scale based on its walkability. The ranking system takes into account distance to schools, grocery stores, public transit, restaurants and more. The site also provides features for developing commuting routes and exploring.Why do walkable neighborhoods matter? Not only does cutting down on vehicle use reducegreenhouse gas emissions, but the average resident of a walkable neighborhood weighs sevenpounds less than someone living in a sprawling neighborhood! Additionally, walkability helpsboost property values and increase community involvement of residents.So use this tool to market your property, search for the ideal location for your next home orexplore what’s within reach in your current neighborhood. Type in your building address and seehow your neighborhood ranks.Travel responsibly this Memorial Day May 26, 2011Victor Spivak – Real Estate ManagerHeaded out of town for Memorial Day? Make sure to minimize your environmental impact byobserving these sustainable travel practices: Print only necessary travel documents Reduce use of towels and linens Turn off lights and HVAC when leaving the hotel room Consider staying in an environmentally friendly hotel to promote sustainability Bring refillable water bottlesFor more tips on making sustainability a part of all your summer vacation plans, pack our 101Tips for Travel and don’t forget to share them with family and friends. Have a safe and happyholiday weekend!Medical office buildings get healthier with LEED® May 19, 2011Lori Granberg – Asset Services Associate Director Shortly after the U.S. Green Building Council® launched LEED® for Healthcare, we learned that 1101 Madison Tower in Seattle was the first healthcare facility to earn LEED for Existing Buildings Silver certification. Although health and wellness are its primary aims, the healthcare industry surprisingly has fewer sustainable facilities than other property segments. Even in lower-intensity, non-hospital healthcare