This document provides information on sustainable building materials and design strategies. It discusses using locally sourced, durable materials with low embodied energy, like rammed earth, timber framing, straw bale construction and cork/bamboo flooring. Design strategies recommended include optimizing energy and water efficiency, using recycled materials, and selecting materials and resources to minimize environmental impacts over the building's lifecycle. Sustainable roofs suggested are made from materials like slate, clay or cement that are durable but also fiber-cement composites and precast concrete.

1. ECVET Training for Operatorsof IoT-enabledSmart Buildings (VET4SBO)
2018-1-RS01-KA202-000411
Level 1
Module 5: Operation & Maintenance Policies and Practices for
Sustainable Buildings (measuring energy efficiency, benchmarking
energy performance and energy saving, energy savings)
Unit 5.1: Definition of Sustainable Buildings
Unit 5.2: Applicable operation and maintenance policies
Unit 5.3: Relevant practices for measuring energy efficiency,
benchmarking, etc.

2. Introduction
• People need a lot of buildings for sustaining their lives during civilization. These
facilities cause a lot of environmental problems during their construction,operation
and maintenance, and destruction.
• Buildings that consume an enormous amount of energy and natural resources
influence climate change by affecting the quality of air and water in cities (Vias et
al., 2014).
• These environmental problems caused by constructionindustry can be substantially
decreased via change in the applications.

3. Do you know that the current construction and maintenance of buildings
are responsible for large levels of global warming pollution?
• Statisticsfrom 2010. show that buildings, both residential and commercial, are
accountable for almost:
– 45 %of total energy consumption,
– 50 %of water consumption,
– 23 %of air pollution,
– 50% of greenhouse gas production,
– 40% of water pollution,and
– 40% of solid waste in cities, (Dixon, 2010)
• Consequently, the built environment is having a huge impact on the natural
environment, human health, and the economy.

4. Sustainability
• The question is:
• How can this be controlled?
• The answer is:
• By minimizing the energy
and material consumption
Sustainable building

5. Eco-friendly, smart buildings to sustainable buildings
• Eco-friendly and smart buildings are the result of sustainable environment policies in construction
sector which is widely responsible for consumption of natural resources and for environment
pollution.
• Sustainable constructions called smart buildings or green buildings are hi-tech buildings with their
control and automationsystems.
• For this kind of building design, stakeholders such as architects, engineers, landscape architects,
product manufacturers, energy consultants, project managers, building users, and local
administrators are working together.
• The identification of potential threats and opportunities by following these technologies, the
selection of appropriate technological capabilities for the company and industry, the acquisition of
these technologies from internal or external companies and usage of them are required for strategic
managementof technology.

6. Difference between "green," "sustainable" and
"energy-efficient”
• Using green building products doesn't necessarily mean that a structure is
sustainable or energy efficient.
• If it's energy efficient, it's not a given that it is sustainable either.

7. Definition
Sustainable buildings are structures that are built in an environmentally
responsible manner by minimum use of material, minimizing the use of
resources, and ensuring the health and well-being of beneficiaries while
preserving the environment for today's and for future generations.

8. The Aim of SB
 Through more efficient use of resources
 Materials,
 Energy,
 Water.
Improving and protecting the health and wellbeing of beneficiaries
 Reducing the negative impacts that come from
 Solid waste,
 Sewage wastewater,
 Air pollution,
 Noise.
Reducing the negative impact of the buildingon the environment

9. HOW TO ACHIEVE OR BUILD A
SUSTAINABLE BUILDING?
Interventions at all stages of a building's life cycle can achieve
or increase the sustainability of the building.

10. Possible benefits
• Lower operating costs;
• Higher return on investment;
• Greater attractiveness at
tenants;
• Improved market value;
• Productivity;
• Reduced liability and risk;
• Healthier place to live and work;
• Demonstration of Commitment to
Corporate Social Responsibility;
• Future proven property;
• Competitive advantages.
There are many benefits to built or turn a building into a sustainable
building, and some of them are:

11. Life cycle of the building
• Sustainable construction is application of sustainable development principles to a building
life cycle from planning the construction, constructing, mining raw material to production
and becoming construction material, usage, destruction of construction, and management
of wastes.
• The term "sustainable building" also refers to the structure and processes that are
environmentally responsible throughout the life cycle of the building.
• These phases of the life cycle:
– location selection;
– design;
– construction;
– use and maintenance;
– reconstruction,
– improvement;
– decommissioning

12. Sustainable construction modeled concept
• Modeled concept by Kibert, sustainableconstructionis
present at intersectionof:
– principles (reduction consumption ofresources,..)
– processes (Planning, development,design, construction,..),
and
– resources (energy, material, water, land, ecosystem),(Kibert,
2005).
• According to this model, sustainable construction
principles are applied to any needed resources at every
stage during constructionlife cycle.
• On the basis of this model, it can be said thatconscious
design is placed at the centerof sustainableconstruction.

13. Standards
• Constructionsdefined as sustainable, green buildings must provide determined
standards about subjectsincluding sustainable land planning, usage of low
embedded-energy materials, saving water and energy, indoor quality, presenting
healthy and comfortable medium, and control of wastes (Erten, 2011).
• Buildings which can meet these standards are certificated.
• Among these certificates, commonly most acceptable ones are:
– LEED (Leadership in Energy and EnvironmentalDesign) and
– BREEAM(Building Research EstablishmentEnvironmental AssessmentMethod).
• World Green Building Council (WGBC) was found in 1988 to incentivize making
green building.

14. Sustainable location (SL)
• SL should be close to urban area where supporting infrastructure is available;
this will protect green area and wildlife habitat.
• Public transport availability and similar wich can minimaze GHG emissions.
• Alternative transport is possible.
• Control of soil erosion, sedimentation of waterways and dust formation in the
air.
• Reconstruction of “braunfild” is welcome because no new ground is needed.
Sustainable location is the places that should be the least dangerous to the
environment during the construction of the building.

15. Sustainable location - Public transport
• Public transportation
• Mass Transit Rails
• Trains
• Buses

16. Sustainable location - Alternative transport
• Alternative transport
– Walking
– Biking
– Car Sharing
– Alternative Fuel Vehicles

17. Alternative transport - Low emitting and fuel
efficient vehicles
• Provide parking for low-emitting and fuel-efficient vehicles for min 5%
of the total vehicles parking capacity of the location.
• Provide low-emitting and fuel-efficient vehicles
• Provide transportation amenities such as alternative-fuel refueling
stations.

18. Sustainable location - Storm water design
Stormwater tree trench
Permeable surfacesRain garden
(Bio)swale
Green infrastructure systems providenaturaldrainage and infiltration,prevent floods,
improve water quality,and enhance ground water.

19. Sustainable location - Heat Island effect-roof
• To reduce heat islands use:
– albedo effect: roofing materials with a solar reflection
– index (SRI) equal to 79 for a minimum of 75% of the roof surface or
– install a vegetation roof that cover at least 50% of the roof area.

20. Design
During the design of the building, the following should be taken into account:
1. Use of energy
2. Efficient use of water
3. Use of materials and resources
4. Quality of the ambient environment
5. Innovation in design
6. Regional priority

21. Design: Use of energy
• In the design and construction phase it is necessary to take into account
energy systems through planning:
– installation
– calibrating
– monitoring
– verification
– continuous improvement
• Predict methods for energy production
• from on site renewable energy resources
• (wind, water, solar).

22. Design: Efficient use of water
• The aim is increasing of efficient water use in the building.
• Methods which can be applied are:
– Deacrise of water consumption
– Wastewater management by use of a new technologies.

23. Design: Efficient use of water
Decrease of water consumption
• Use efficient fixtures
– The most common water-efficient appliances are: dishwashers and clothes
washing machines; fixtures include toilets, showerheads and faucets. They
can simply use less water while yielding comparable performance (e.g.
low-flow showerheads).
• Use non potable water
• Installing of meters

24. Design: Efficient use of water
Wastewater management by use of a new technologies
Graywater
• Any wash water that has been used in the
home/offices, except water from toilets, is called
graywater.
• Dish, shower, sink, and laundry water comprise
50-80% of residential "waste" water.
• This may be reused for other purposes, especially
landscape irrigation, flush toilets and car
washing.

25. Design: Use of materials and resources 1
• The construction process is highly dependent on energy and materials,
especially through the production and transport of materials.
• In order to minimize embodied CO2:
– During the design and construction phases, efficient use of materials should be
planned in order to reduce the generation of waste, or to predict its recycling.
– The use of recycled constructionmaterials can reduce the need for new
materials.

26. Design: Use of materials and resources 2
– Predict use of materials which:
• are locally sourced (don’t use a lot of energy for transportation),
• durable materials (materials that have to be replaced frequently, are
obviously not eco-friendly),
• embodied energy of the materials is low,
• (Embodied energy is “the sum of all the energy required from extracting a
material — like granite or stone or ore out of the ground — all the way until
its end of life,” came from sertifade sustainabele resoureces)
• contain recycled materials or,
• are fast recovering.

27. Design Sustainable materials
• Building materials witch can be used for SB include rapidly renewable
plant materials like bamboo (because bamboo grows quickly) and straw,
lumber from forests certified to be sustainably managed, ecology
blocks, dimension stone, recycled stone, recycled metal, and other
products that are:
– non-toxic
– reusable
– renewable
– and/or recyclable

28. Design
Sustainable materials
• The materials common to many types of natural building are:
– Clay and sand. The mixture of water and straw or another fiber, may form cob or adobe.
– Earth (as rammed earth or earth nag),
– Wood (cordwood or timber frame/post-and-beam),
– Straw, rice-hulls, bamboo and rock.
• Several other materials are increasingly avoided due to their major negative
environmental or health impacts. These include:
– Unsustainably-harvested wood,
– Toxic wood-preservatives,
– Portland cement-based mixes,
– Paints and other coatings which off-gas volatil organic compounds (VOCs),and
– Some plastics made by polyvinyl chloride (PVC or "vinyl").

29. Design
Sustainable materials: Timber framing
• Timber framing is now a modern method of construction,
Ideally suited to mass house building as well as public
buildings.
• In conjunction with a number of natural insulations and
timber cladding, it is possible to quickly construct a high
performance, sustainable building, using completely
natural products.
• The benefits are many: the building will perform better
over its lifespan, waste is reduced (much can be re-cycled,
composted or used as fuel).
www.ecobob.co.nz/

30. • Straw-bale construction is a construction method that uses straw bales (most
commonly wheat, rice, rye and oat straw) as structural elements, insulation, or both.
• This method of construction is most commonly used in natural or green building
construction projects.
• Straw construction has some advantages over conventional building systems due to
the renewable nature of the straw, its price, easy availability and high insulation
value.
Design
Sustainable materials: Straw-bale construction

31. Design
Sustainable materials: Rammed earth
• Rammedearth is a technique used in the building of walls using the
raw materials of mud, chalk, lime and gravel.
• It is an ancient building method that has seen a revival in recent
years as people seek more SB-materials and natural
building methods.
• Advantages of materials are:
– incombustible,
– thermally insulating and
– very strong and hardwearing.
• Because rammed earth structures utilize locally available materials,
they typically have a low embodied energy rating and generate very
little waste.
• Earth used for building is a widely-available resource and harvesting
it for use in construction has minimal environmental impact.

32. Design
Sustainable materials: Cordwood construction
 Cordwood construction is a term used for a natural building method in which "cordwood" or short
lengths pieces of debarked tree are laid up crosswise with masonry or cob mixtures to build a wall.
The cordwood, thus, becomes infill for the walls, usually between posts in a timber frame structure.
 Cordwood masonry can be combined with other methods (e.g., rammed earth, cob or light clay) to
produce attractive combinations. Cordwood masonry construction provides a relatively high thermal
mass, which makes it easy to heat and cool.

33. Design
Sustainable materials: Cob
• Cob, cobb or clom is a natural building
material made from subsoil, water, fibrous
organic material (typically straw), and
sometimes lime.
• Cob is fireproof, resistant to seismic activity,
and uses low-cost materials.
• Cob is an ancient building material, that may
have been used for construction since
prehistoric times
• Cob structures can be found in a
variety of climates across the globe.

34. Design
Sustainable materials: Adobe
• Adobe is a type of mudbrick used today to save energy and is an
environmentally safe way to insulate a house. This type of house
tends to staycool in the summer and warm in the winter.
• Adobe is a natural building material made from sand, clay, and
water, with some kind of fibrous
or organic material (sticks, straw, dung), which is shaped into bricks
using frames and dried in the sun. It is similar to cob and mudbrick.
• Adobe structures are extremely durable and account for some of
the oldest extant buildings on the planet.
• In hot climates, compared to wooden buildings, adobe buildings
offer significant advantages due to their greater thermal mass, but
they are known to be particularly susceptible to seismic damage in
an event such as an earthquake.

35. Design
Sustainable materials: Flooring
• Sustainable flooring is produced from sustainablematerials (and by
a sustainable process) that reduces demands on ecosystems during
its life-cycle.
• This includes harvest, production, use and disposal. It is thought
that sustainableflooring creates safer and healthier buildings and
guarantee a future for traditional producers of renewable
resources that manycommunities depend on.
• Bamboo flooring is made from a fast-growing renewable timber
(technically grass).
• It is natural anti-bacterial, water-resistantand extremely durable
and has even greater compressive strength than brick or
concrete.

36. Design
Sustainable materials: Flooring
• Cork flooring is made by removing the bark of the cork oak
without harming the tree (if harvested correctly);
• it is a renewable resource and naturally anti-microbial with
excellent insulation properties.
• Cork is resilient and ‘springs back’ preventing imprints due
to heavy traffic and furniture, it also provides excellent noise
insulation.
• Cork is low in VOC emissions, however it is important to
check the finish applied. Cork is not suitable for bathrooms,
as it absorbs moisture.
• Rubber flooring made from a rubber tree is a
100% renewable resource.
• It is easy to install and maintain, is anti-static
and provides effective sound insulation and
vibrationreduction.
• Rubber flooring is also resistant to fading and
cigarette burns.
• Some rubber flooring is made from synthetic
rubber, this is not a sustainableproduct.

37. Design
Sustainable materials: Flooring
• Natural and Recycled Carpet. There are carpets that are
sustainable, using natural fibers such as sisal, wool, jute
and coconut husk.
• It is also possible to have carpet made completely from
recycled polyethylene/ terephthalate used for
food/drink containers. This is sustainable and it reduces
material sent to landfill; further it uses dyeing methods
that are less polluting and require less energy than other
flooring.
• This flooring is sustainable when used alongside eco-
friendly adhesive as some products may have toxic
finishes added (stain/fire proofing) that are not
considered to be sustainable.

38. Design
Sustainable materials: Roof
• The material of a roof may range from banana leaves, wheaten straw or seagrass to laminated
glass, aluminum sheeting and precast concrete. In many parts of the world ceramic tiles have been the
predominantroofing material for centuries.
• In selecting material for roof covering one should take into account its weight, its durability(e.g. how well can it
toleratehigh and low temperatures and for how long), its effect on water fallingon the roof if the water is being
captured, the heat-holdingqualitiesof the roof material(does it heat up and stay hot into the night?), as well as
cost, fire rating, maintainability,and installationcharacteristics.
• Slate, clay, and cementitiousroof materialsoffer excellent durabilitybut are heavy. Fiber-cement composite roof
materialsare somewhat lighterand use fiber materialsresourcefully. Some use waste-paper, as well as wood
fiber.

39. Precast concrete are
quite weather
resistant, not expensive and
can be cast in different shapes.
• Sheep’s wool is naturally flame resistant –
an important quality for insulation
material.
• Sheep’s wool insulation properties are
similar to those of mineral wool.
• But sheep’s wool production requires less
than 15% of the energy used to
manufactureglass wool.
• That makes sheep’s wool more eco-
friendly.
• Sheep’s wool can also be biodegraded,
whereas mineral fiber materials can not.
Reclaimed or recycled
wood and metal
Design:Use of eco-friendly materials

40. Design: Quality of the ambient environment
The buildings should be design to maximize natural light
to all users
 Ventilation systems should promote
outdoor air ventilation but should not
allow outside pollution to enter the
building.

41. Design: Quality of the ambient environment
Low-emitting materials
• In order to increase the goodness of the beneficares, in the design phase should predict materials with low emission,
includingwood,adhesives,paints,coatings,floors,and sealants.
• Compositewood
– Use only products certified as appropriate and made with moisture-
resistantadhesives.
• Interior paints and finishes
– Requirement: At least 90 percent of the interior surface area covered by
site-applied paints and coatings shall use low-VOC or no-VOC certified
products.
• Carpet and carpet adhesives
– Requirement: low emissions of VOCs
• Adhesives and sealants
– be low-VOC or no-VOC certified products
– Formaldehyde is traditionally used as part of the adhesive

42. Design: Innovation in design
• Design decisions should be made early in the process, as a good project
can greatly reduce energy consumption in a building; for example, the
orientation and location of a building can compromise sunshine and
ventilation decisions.
• This part of the assessment encourages design and construction methods
that are particularly innovative.

43. Sustainable use of buildings
• Guidelines for the sustainableuse of buildings provide building owners and building technical
operators with the necessary tools to minimize environmental impact during the building's life cycle.
• Maintenance, Repairs and Operations Guidelines (MROs)have been developed to ensure that
buildings that have been designed and built to be sustainable continue to manage their systemsin a
way that minimizes the impact of the building and continues to protect the health and well-being of
users and their environment.
• This refers to systems integratedinto the building in order to:
– rationally use of energy and
– reduce the impact on the environment
• The tool for achieving these goals is the use of ICT.

44. Constructing
Measures that can be applied during the construction phase to
increase the sustainability of the building are:
• Decrease energy costs,
• Decrease water costs,
• Decrease site-clearing costs,
• Decrease landfill dumping fees and associated hauling charges,
• Decrease materials costs,
• Fewer employee health problems resulting from poor indoor air
quality.

45. Constructing
• The activities to be undertaken at the constructionsite to
achieve the previous measures are:
– Lean manufacturingto reduce energy
– Materialselection
– Prefabricatingmaterialsin controlledenvironments
– Construction (site) waste management plan - SWMPs
– Managingthe site for improved environment

46. Constructing
Lean manufacturing to reduce energy
• Lean manufacturing, or simply “lean,” is a philosophy aimed at trimming away
the “fat” from the production process. This fat consists of any expenditure of any
resource that does not create value for the end customer.
• Lean aims to eliminate or minimize all such waste.
• Lean manufacturing can have a direct impact on energy efficiency.
• It can also dramatically increase the customer’s profits through greater output
with fewer breakdowns, errors and defects, and less waste and scrap, among
many other benefits.
• In addition to tracking energy flow, a lean principles will also provide
maintenance and sustainability initiatives for long-term savings.

47. Constructing
Prefabricating materials in controlled environments
• Alterations, mistakes and over-ordering during the design phase are major
sources of waste. Designers often encounter unforeseen circumstances when
materials are manufactured and procured, leading to last-minute changes and
errors.
• The two most wasted materials — timber (up to 25% of the total) and
plasterboard (up to 36%) — are frequently ruined because of weather and
improper storage. Up to 10% of each material is rendered unusable at the
building site.
• Prefab sustainability involves early decisions and manufacturing in controlled
environments. Since components are made in-factory, design changes are much
less costly, and the factory recycles discarded materials. Weather is not as
problematic because buildings are assembled almost immediately after arriving
at the site.
• One study, which looked at four different projects, found that prefabrication
reduces timber waste by 74–87%. Some study put the total possible reduction of
waste from prefabrication at 90%.

48. Constructing
Managing the site for improved environment
• Ways to build a more sustainable construction site…
• Start with energy efficient premises
– Efficient energy management of on-site offices. Using site accommodation with an energy performance certificate (EPC)
rating of A, B, or C. Considering an on-site combined heat and power (CHP) system could also help in the transition
towards more energy efficient or renewable alternatives to traditional site power.
• Take care of construction waste (next slide)
• Economize your transportationfleet
– solutions such as switching to more efficient vehicles, sourcing materials locally and consolidating site suppliers can all
reduce the impact of journeys to and from site.
• Build a sustainablesupply chain
• Keep your equipment running as efficiently as possible
– Using high quality fuels, making use of renewable alternatives where possible and ensuring correct equipment lubrication
are all key ways to achieving this.

49. Construction (site) waste management plans
• Site Waste Management Plans (SWMPs) aim to
reduce the amount of waste produced on
construction sites by setting out how building
materials, and any resulting waste, will be
managed during a project.
• SWMP details the amount and type of waste
that will be produced on a construction site and
how it will be reused, recycled or disposed of.
• The plan is updated during the construction
process to record how waste is being managed
and to demonstrate that any materials which
cannot be reused or recycled are disposed of at
a legitimate site.
• In the scope of the plan it is necessary to
identify the person who is responsible for
dealing with waste.

50. Operation & maintenance
• Buildings that are sustainably designed and constructed will
not, however, be sustainable if they are not properly managed
and maintained.
• In that way, it is necessary to develop policies and procedures
in accordance with sustainable building standards with
supporting documentation

51. Operation & maintenance
• Ensure facility staff have enough qualifications and training to operate special
equipment.
• Establish written O&M policies and procedures for inspection, preventive
maintenance, cleaning, and repair of mechanical system components.
– Periodically assess occupancy loads, types of space use, and corresponding ventilation,
temperature, and humidity requirements.
– Establish methods for airflow and thermal parameter measurement.
– Develop plans and schedules for checking operation of mechanical system components.
– Develop plan and schedules for checking system cleanliness.
– Establish a documentation system for repairs and replacement.

52. Reconstruction & improving
Preliminary steps in reconstruction of building
• Analysis of energy consumption in buildings (VBEU) based on
historicalcost accounting and comparison. This data is used to
compare this object with other similar objects
• Comfort Index - Compare the real comfort conditionswith
comfort requirements
• Energy index - Energy needs divided by heated / conditioned
areas, enabling comparisonwith reference values ​​of indexes
coming from regulation or similar buildings
• Real needs for energy.

53. Reconstruction & improving
• Objectives of each building reconstruction:
– Improving the performance of buildings by reducing energy
consumption and associated operating costs,
– Improving building efficiency by reducing water consumption through
operation management and product selection,
– Improving the internal comfort and quality of housing for tenants,
– Avoiding the generation of construction waste going to landfills,
– Documenting and reviewing all improvements.
• The reconstruction of the building can be carried out in detail, or it can be focused only on the most important areas of use
and energy loss.

54. Reconstruction
Materials requiring reconstruction
 To become sustainable, some buildings need to be reconstructed.
 The following pollutant groups are relevant for old building structures:
Asbestos
Polychlorinated biphenyls (PCBs)
Wood preservatives (HSM)/biocides:
pentachlorophenol (PCP), Lindan, DDT
Polycyclic aromatic hydrocarbons (PACs)
Old synthetic mineral (SMFs)
Lead
Chlorofuorocarbons (CFCs)
– Softeners
– Formaldehyde
– Mould
– Flame retardants (postponed)
– Radon frombuilding materials (postponed)
– Pigeon excrement(postponed)
– Particulate matter (postponed)

55. Decommissioning
Demolation
• Decommissioning is the process of shutting down a building and/or
removing it from operation or use. Decommissioning may be followed by
re-commissioning, repurposing or demolition.
• The purpose of decommissioning a building is to protect it and its systems,
to reduce ongoing costs, and to reduce hazards and other risks until the
future of the building has been determined.
• Goals of Green Demolition
– Divert demolition debris from landfills
– Recover materials for reuse and recycling
– Contribute to the environmental and economic health of the community
– Provide a safe and healthful work environment
– Regard necessary building removals as a community development opportunity

56. Low impact housing / buildings

57. Tree House, Clapham, London

58. BedZed, London

59. Passive Housing
Normandy, Guildford

60. Operation and Maintenance as a Management
Function
• Operation and maintenance as a management function can be a critical contributor
to facility utilization.
• If not performed properly and in a timely fashion, it can have a negative impact on
the core product and core product extensions.
• Maintenance includes any function associated with keeping facilities and equipment
in proper, safe, and functional condition.
• The end result of the maintenance function will influence users’ perceptions of the
facility.

61. Importance of Operation and Maintenance
• The maintenance functions are mistakenly regarded as a secondary responsibility
that can be taken for granted and not given proper attention from management.
• Poor operation and maintenance practices can have a negative effect on user
satisfaction and product delivery.
• User safety can be compromised due to lack of appropriate maintenance practices.
• In most instances, maintenance is an indirect function because maintenance
workers seldom come in contactwith users.

62. Maintenance Leadership
• It is important for maintenance leadership to understand facility usage, including
what activities it involves, volume of users expected, preparation efforts, and
consequences,so that they can realize how their role and decisions will affect
utilization.
• If maintenance is required when a facility is in use, then time and effort should be
devoted to making sure that maintenance tasks do not negatively affect usage,
keeping inconveniences to a minimum.

63. Safety
• Safety is an important end-result of good operation and maintenance.
• Maintenance staff should conduct regular checks of smoke alarms, security alarms,
emergency lighting, and other safety mechanisms in a facility.
• Maintenance staff’srole in protecting users and employees is invaluable in keeping a
facility free from unsafe conditions and serious emergencies.

64. Maintenance Categories
• Each facility and its areas and equipment can vary greatly with many challenging
maintenance tasks.
• Maintenance can be broadly categorized into:
– Building maintenance
– Grounds maintenance
– Equipment maintenance

65. Building Maintenance
• Building maintenance involves indoor facilities or structures, including rooms,
corridors, stairwells, lobbies, lounges, and offices that need to be kept clean,
functional, and safe.
• Some specific building maintenance tasks include
– Sweeping
– Mopping
– Picking up trash
– Window washing
– Watering plant

66. Building Maintenance (continued)
• Additional building maintenance tasks include:
– Dusting
– Vacuuming
– Deep cleaning carpets
– Changing lights
– Repairing windows and doors
– Plumbing
– Performing electrical or mechanical repair

67. Equipment Maintenance
• Equipment maintenance refers to items and mechanical systems that support a
facility or help to make the product efficient and functional.
• It can include maintenance equipment and any equipment that fulfills product
delivery.
• It can also include technical equipment for the efficiency support systems that
provide comfort to users.
• Examples of maintenance in this category include:
– Repairing machines
– Replacing parts
– Equipment cleaning
– Servicing HVAC equipment

68. Routine and Non-routine Maintenance
• Routine maintenance is ongoing maintenance that represents efforts by managementkeep facilities
and equipment in proper condition from day to day or even hour to hour.
• There is a dependence on routine daily maintenance tasks to keep the production environment and
equipment in its proper functioning state.
• From time to time, facilities and equipment require work resulting from damage, breakdown, or
failure.
• Non-routine maintenance usually requires extra attention, especially as it relates to the coordination
and scheduling of work that is needed.
• Non-routine maintenance projects could include repair or renovation of walls, windows, roof,
electrical installations or HVAC equipment.

69. Preventive Maintenance
• Preventive maintenance is applied in anticipation of what needs to be done to
protect installations and equipment during to operate.
• When managed properly, preventive maintenance can decrease or even prevent
installations and equipment problems in the building and possible hazards.

70. Periodical Maintenance
• Periodical maintenance can be defined as a non-routine application that is initiated
as needed and performed with a complete set of tasks designed to restore
installations, equipment or piece of equipment to its desired state.
• Although periodical maintenance is performed on a schedule, it occurs infrequently
and is not considered routine maintenance.
• Periodical maintenance incorporates several stepsin order to complete a full
process.

71. Specialized Crews for Maintenance
• Specialized crews consistof people who are trained to have specific skills.
• Examples of specialized crews include mechanics, HVAC experts, plumbers and
electricians.
• Because of their experience or certification, they are considered experts and their
work is expected to be of the highest quality.

72. Outside Contractors
• Building users may not have the expertise to perform some facility maintenance
needs.
• When this occurs, arrangements can be made with outside contractors to perform
the work.
• These arrangements should always be completedthrough a formal arrangement.

73. HVAC Maintenance
• Procedure, programme and records for planned, preventative maintenance
– e.g. cleaning of filters, calibration of devices
• Keep O&M manuals, drawings etc.
• Appropriate training for personnel
• Change of filters by suitably trained persons
• Impact of maintenance on:
– Product quality and Qualification

74. HVAC Maintenance
Inspecting the HVAC system
• Verification of design documentation,including
– description of installation and functions
– specification of the requirements
• Operating procedures
• Maintenance instructions
• Maintenance records
• Training logs
• Environmental records

75. Non-financial EE measures
• Turn off the heating or cooling during the night, and when the apartment is empty;
• Put down blinds and curtains during the night, and when the apartment is empty;
• Use blinds and curtains to prevent sun rays in the summer, or move the curtains and lift the blinds in
winter to take advantageof the sun's radiation;
• Fully open the windows in summer during the night;
• Control the room temperature;
• Ensure that the curtains do not cover the radiators during the winter;
• Ensure that radiators and other heaters non blocked by furniture or other objects;

76. Non-financial EE measures
• Do not cover radiators with clothing for drying after washing;
• In case of using the TA furnace, accumulate energy during the lower tariff;
• Timely optimize heating and hot water preparation;
• Lower the DHWtemperature to max 50oC;
• Rationally use hot shower water so that the whole family is showered with one boiler;
• Do not allow water to flow unnecessarily while maintaining personal hygiene (soaping,
toothbrushing, shaving);
• After the shower, switched off the boiler and turn on after the lower tariff arrives;

77. Non-financial EE measures
• Set and maintain room temperatures in winter at 20oC or below and
around 26oC or higher in summer, and adjust clothing;
• Use in max daily lighting for work;
• Turn off lighting and appliances when not in use;
• Turn on the washing machine and dishes only when they are full;
• Turn on the washing machine and dishes in the term of the lower tariff;
• First move the food from the freezer to the refrigerator, and then use it
to prepare the meal;

78. Non-financial EE measures
• Refrigerate only quantities of drink that will be used during the day;
• Short time the refrigerator door open during a high tariff;
• Ironing and intensive cooking of food should preferably be planned at a time of lower tariff;
• Block the chimney when not in use.

79. Financial EE measures
Building envelope
• Reduction of heat losses / gains - ceiling / roof:
– Installationof additional insulation on the ceiling / roof
– Attic renovation
– Using bright colors to paint the roof surface
• Reduction of heat losses / gains - walls / floors:
– Installationof additional insulation on the walls
– Installationof additional insulation on floors
– Using bright colors to paint exterior surfaces
– Use passive solar heating

80. Financial EE measures
Building envelope
• Reduction of heat losses / gains - windows / doors:
– Installationof extra glass
– Installationof movable insulation surfaces (multilayer reflective shutters, insulating blinds,
insulating draperies)
– Use of special fillings in the inter-glass space of windows and special glasses (gaseous argon,
heat-reflecting glasses)
– Installationof additional exterior shading surfaces
• Reducing infiltration:
– Installationof air curtains
– Construction of airtight entry chambers or rotating doors

81. Financial EE measures
LIGHTING
• Reducing lighting requirements:
– Use local workplace lighting
– Lighting control (selective switches, programmable time control, room occupancy sensors, energy
management system)
– Use light colored walls.
• Using a more energy efficient lighting system:
– Use highly efficient light distributiondevices / equipment
– Use highly efficient devices for starting and regulating(ballast) fluorescent lamps
• Use daylight:
– Installa light controller
– Architecturalmodifications

82. Financial EE measures
HEATING, COOLING AND VENTILATION SYSTEMS
• Air distribution systems
– Reduce energy losses
– Improve the insulation of air distribution ducts
– Install air-to-air regenerators / recuperators
– Install other waste energy recovery systems (heat recovery system)
– Reduce system airflows (fan speed reduction, variable fan motor speed)
– Reduce system resistance (high efficiency filters. Balance of distribution network)
– Reduce ventilation loads (reduce ventilation airflows to a minimum. Install local ventilation
systems)

83. Financial EE measures
• HEATING, COOLING AND VENTILATION SYSTEMS
• Hot water distribution system:
– Loss reduction (increase in insulation)
– Reductionof pumping losses (provide frequency controlof pumps, timing control of circulationpumps)
– Reduce resistance in pipelines
• Heating plant:
– Increase boiler efficiency (adjust boiler size to load, use condensing boilers, increase heat exchange surface,
installheat exchangers for preheating airfor combustionand / or preheating of fuel, improve chemical
water preparation)
– Installationof high efficiency heat pump (ASHP, WSHP, GSHP)
– Installationlow temperature heating systems.

84. Financial EE measures
HEATING, COOLING AND VENTILATION SYSTEMS
• Management system
• Consumption limit
• Start / stop system optimization
• Flow temperature control (programmable thermostat)
• Hear recovery control system
• Boiler control system strategy
– modification of draft control,
– installation of flaps to prevent draft in the boiler when the burner is switched off,
– installation of automatic control of oxygen content in combustion products

85. Financial EE measures
Domestic hot water
• Load reduction:
– Use appliances with less water consumption
– Use local auxiliary heaters
– Preheating water with wasteheat
– Time control of system operation
• Loss Reduction:
– Improving the insulation of pipelines and hot water tanks
• Installation of a more efficient system for the preparation of domestic hot water:
– Use heat pumps
– Use solar thermal collectors

86. Financial EE measures
ELECTRICAL SYSTEMS
• Reduction of electrical losses:
– Power factor correction
– Installationof energy efficient transformer
• Installation of energy efficient electric motors:
– Highly efficient electric motors
– Multi-speed engines
– Engine capacity optimization
• Reduction of peak load:
– Usage a load limiter

87. Financial EE measures
COOLING
• Improve the control system:
– Defrosting system optimization
– VRV/VRF system
• Loss Reduction:
– Installationof air curtains or light doors
– Increasing the insulation of cooled space
• Increasing the efficiency of the cooling system:
– Multilevel compression and control
– Selection of high efficiency compressors

88. Financial EE measures
OTHER
• Heat recovery:
– Provide heat recovery from boiler exhaust gases
– Provide heat recovery from waste water / air
– Provide heat recovery in the laundry room
– Provide heat recovery from swimming pool moisture extraction systems
• Installation of more efficient auxiliary devices:
– Elevators and escalators
– Pool cover

89. Resources

90. Disclaimer
For further information, relatedto the VET4SBO project, please visit the project’swebsite at https://smart-building-
operator.euor visit us at https://www.facebook.com/Vet4sbo.
Downloadour mobile app at https://play.google.com/store/apps/details?id=com.vet4sbo.mobile.
This project (2018-1-RS01-KA202-000411) has been funded with support from the European Commission (Erasmus+
Programme). Thispublicationreflects the views only of the author, and the Commission cannot be held responsible
for any use which may be made of the informationcontainedtherein.