Greening The O&M Of Buildings


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This presentation briefly outlines some of the steps you can take to make you building more energy efficient. Creating high-performance, energy efficient buildings is a specialty of Liberty Property Trust. This presentation specifically touches on some of the things Liberty\'s Hampton Roads office did and accomplished.

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  • + 6 BREEAM in UK = 41 total
  • The common threadWhat does this have to do with O&M of buildings? This will likely be changing someone's behavior: manager, employee, vendor, etc.
  • EXAMPLE: Green Cleaning. BIG change for many janitorial services when we started. EXAMPLE: Janitorial Co. and recycling – docked pay when not done correctly.
  • LINK for Act 129!
  • Go to your building after hours and see what has been left ON. – Night AuditsTypical Office Environment – 50-55 hours occupied vs. 113-118 unoccupied. What’s going on during those unoccupied hoursEducate tenants to turn off / unplug equipmentOcc. Sensors – offices, bathrooms, closets, etc.
  • Research has shown that between 50% and 90% of a company’s market value can be attributed to reputation and other intangibles.Studies show that ¼ to 1/3 of a company’s public reputation is based on social and environmental performance.Social responsibility and other sustainability initiatives can have a positive effect on reputation, but a perceived lack of responsibility can have an even more pronounced effect in harming it.(Blackburn)
  • Greening The O&M Of Buildings

    1. 1. Greening the Operations and Maintenance of Buildings<br />Dennis Skelly, CPM, LEED AP, Senior Property Manager<br />Liberty Property Trust<br />
    2. 2. Who We Are<br /><ul><li>The nation’s second largest publicly-traded office and industrial REIT
    3. 3. 20 markets in the United States and United Kingdom
    4. 4. Over 700 office and industrial properties totaling 79.6 million square feet
    5. 5. More than 2,700 tenants
    6. 6. A key corporate strategy to be a leader in “High Performance” Sustainable Buildings</li></li></ul><li>Who We Are<br />Locally, in the Hampton Roads & Richmond Markets, Liberty has over 5.6 million square feet of office and industrial space – comprising of 24 office buildings, 26 warehouse buildings, and 5 flex buildings.<br /><ul><li>1 LEED Gold Office Building
    7. 7. 1 LEED Silver Office Building
    8. 8. 13 Energy Star Office Buildings</li></li></ul><li>Who We Are<br />How did we get to where we are today???<br />
    9. 9. Greening Operations & Maintenance<br />Basic Formula:<br />Educate<br />Benchmark<br />Set Goals<br />Track Results<br />Acknowledge Failures<br />Celebrate Successes<br />
    10. 10. Educate<br />Internal: Property Management Staff:<br />Monthly Energy Manager Roundtable<br />“Green Guide” Database<br />Required Green Advantage Designation<br />LEED Green Associate/LEED AP<br />Internal: Employees<br />Monthly Tips<br />“Green Guide” Database<br />Dedicated Sustainability Intranet Portal Page<br />Lunch & Learns and Peer Group Sessions<br />Blog<br />New Hire Training<br />Designations encouraged<br />
    11. 11. Educate<br />External: Vendors<br />Partner with existing Vendors whenever possible<br />Revised Contracts and Specs<br />They must be accountable!<br />External: Building Occupants<br />Tenant roundtables<br />Monthly email tips<br />Green Office Guide<br />
    12. 12. Energy<br /><ul><li>Benchmarking/tracking in Energy Star Portfolio Manager
    13. 13. Goal: Reduce energy consumption 30% by 2012
    14. 14. Energy audits
    15. 15. Low cost/no cost energy conservation measures
    16. 16. Lighting retrofits
    17. 17. BWAN Energy Monitoring
    18. 18. Grants & incentives
    19. 19. Employee financial incentives
    20. 20. Tenant communications</li></li></ul><li>Energy Star Portfolio Manager<br />
    21. 21. Energy Star Portfolio Manager<br /> Adjust Invest<br />Level of Focus<br /> Invest<br />Adjust<br />Maintain<br />1<br />100<br />75<br />50<br />25<br />Energy Performance Rating<br />Prioritize portfolio-wide upgrades and improvements<br />
    22. 22. Low Cost/No Cost<br />What is running when it doesn’t need to be?<br />Lighting<br />HVAC<br />Misc equipment<br />Adjust HVAC set points<br />Calibrate thermostats<br />Occupancy sensors<br />LED exit signs<br />BOMA: 30 Easy Ways to Save Energy<br />
    23. 23. You can’t manage what you don’t measure . . .<br />Currently benchmarking all managed buildings in Energy Star Portfolio Manager<br />160 Buildings<br />Helps us with asset management decisions<br />Cap Ex<br />Acquisitions & Dispositions<br />Only one step in our strategy. . . <br />
    24. 24. BWAN Energy Monitoring System<br />BWAN = “Building Wide Area Network” Energy Monitoring<br />Monitoring of electric utility consumption at building level<br />Near real time electric usage is monitored and data stored in a centralized database <br />Provides visibility on existing internal corporate Liberty network <br />130 Multi-tenant office properties, 11.5 million sq ft project <br />Multiple Electric/Gas Utility and ISP Market Jurisdictions<br />
    25. 25. BWAN Energy Monitoring System<br />Today’s energy usage<br />
    26. 26. BWAN Energy Monitoring System<br />Last weeks trended usage<br />
    27. 27. BWAN Energy Monitoring System<br />“We found too many units coming on too close together causing a spike at 6 am”<br />“We discovered [the building] had been running on Sundays for, we don’t know how long.”<br />“After review of the RTU's programming, [our vendor] discovered that one of the 60 ton units was indeed running in manual 24x7 because someone had changed the programming from running in program mode to manual mode.”<br />
    28. 28. “We had requested that the air be set back to 6-6 once [the tenant] moved out in March. The tech also was under the impression that it had been set back already. Further investigation found that it had never been set back.”<br />“There was some spike in electric each morning at 4am at [the building]. We requested our HVAC contractor to investigate and what they found was that at 4am each morning, the entire building was exhausting out all of the air and bringing in fresh air.”<br />BWAN Energy Monitoring System<br />
    29. 29. Energy Savings<br />Currently tracking 15 buildings in Hampton Roads & Richmond where we control bills – 160 buildings company-wide<br />We have saved over 3.9M kWh from our 2008 baseline = over $330,000 savings for tenants<br />Options for tenants:<br />Submeter<br />Request monthly data from landlord, even if pro rata<br />Request Energy Star score from landlord<br />
    30. 30. Energy Star – as of 12/2009<br />
    31. 31. Energy Star – as of 4/2011<br />
    32. 32. Business Case<br />Risks<br />Building obsolescence<br />Higher operating expenses<br />Lower occupancy rates<br />Increased liability and insurance costs<br />Reputational<br />Regulatory<br /><ul><li>Opportunities
    33. 33. Lower operating costs
    34. 34. Healthier work environments
    35. 35. Higher tenant & employee retention
    36. 36. Reduced liability and insurance costs
    37. 37. Higher asset value
    38. 38. Innovative solutions</li></li></ul><li>Thank You!<br />Dennis Skelly, CPM, LEED AP<br />Senior Property Manager<br /><br />757.605.0405<br />