1. No category

IFMA's How-To Guide Highlight:
g g
Getting Started on the Path to
y Management
g
Sustainable Facility
Christopher P. Hodges, P.E., CFM, LEED-AP,
LEED AP, IFMA Fellow
Facility Engineering Associates
“How-To” Sustainabilityy Guides
Getting Started
EPA s ENERGY STAR®
EPA’s
Portfolio Manager
Sustainability in the Food
Service Environment
Lighting
No Cost/Low Cost Energy
Savings
Landscaping
Certification Systems
Water
Getting
g Started on the
Path to Sustainable
Facility Management
Christopher P. Hodges, P.E., CFM,
LEED‐AP, IFMA Fellow
Principal,
P
i i l
Facility Engineering Associates
•
What is Sustainable Facility
Management?
• Strategy and Tools
The things you really need to
know!
•
Case Studies
• Sustainability is the ability to meet the needs of
the present without compromising the ability of
future generations to meet their own needs.
[B dtl d]
[Brundtland]
World Commission on Environment and
Development: Our Common Future
– April 1987
The Triple
Bottom Line
P
People
l
Planet
Triple
Bottom
Line
ECONOMIC
Profit
People
Place
FM
Process
Sustainability
Sustainable Facility Management is a process of integrating
the p
people,
p , p
place and business of an organization
g
that
optimizes economic, environmental, and social benefits of
sustainability.
Why Are Existing Buildings Important?
76 million residential and 5 million
commercial buildings in the U.S.
• These Buildings Consume:
– 40% of all energy used in U.S.
– 76% of all electricity
• These Buildings Generate:
– 36% of total CO2 emissions
Figure 5. Distribution of Floorspace by Principal Building Activity, 2003
70 billion
Square feet
Source: Energy Information Administration, 2003 Commercial Buildings Energy Consumption Survey. Released in 2006
That’s about $200 billion in annual utility costs!
The Financial Case for Facilities
Corporate Headquarters Model
Total Cost of Ownership
This represents
the growth in
total cost of
ownership over
50 years
$550,000,000
$450,000,000
$350,000,000
$250,000,000
$150,000,000
• Mid-Rise,
Mid Rise 400
400,000
000 square feet
Year
• Design & Construction Costs (CRV): $47,600,000*
• Capital Renewal: 2% of CRV**
• O&M Budget $6.30/sf***
• Inflation: 3%
* RS Means 2009 Square Foot Costs
** National Research Council, 1990. Committing to the Cost of Ownership:
Maintenance & Repair of Public Buildings
*** IFMA Benchmarks #32 Headquarters Average
48
45
42
39
36
33
30
27
24
21
18
15
12
9
6
3
0
$50,000,000
The Financial Case for Facilities
Total Cost of Ownership
In Terms of Total Dollars . . .
Total Cost of Ownership
12%
14%
74%
Design & Construction
Capital Renewal
O&M
D&C:
$47M
$
CR:
$54M
O&M: $284M
Total: $385M
The Financial Case for Facilities
Total Cost of Ownership
Savings in O&M and Capital Renewal . . .
Total Cost of Ownership
Savings
12%
Design & Construction
14%
Capital Renewal
O&M
$47M
Total $
CR:
$54M → $ 3M
O&M $284M → $28M
O&M:
74%
Save 5% in
Cap. Renewal
Save 10% in
O&M
D&C:
Total: $385M → $31M
. . . A good reason to be green!
The Financial Case for Facilities
In Terms of Total Dollars (Millions) . . .
With modest operational
and capital cost savings
Building
Savings
$31
Building Cost
$385
$0
$1,000
$2,000
$3,000
$4,000
The Financial Case for Facilities
What about People?
Typical design and construction costs account for only
about 2% of an organization’s total cost to exist.
Life-Cycle Costs of a
Facility
The Cost of Productivity
6% 2%
Average annual cost for
P
Personnel:
l $300
$300-600/sf
600/ f
For facilities: $20/sf
92%
Salaries of
Occupants
Cost of Operating
and Maintaining
Original Design
and Construction
(Cotts, D.G., The Facility Management Handbook, Second Edition, 1999)
For energy: $2.50/sf
$2 50/sf
Productivity (People) Cost
In Terms of Total Dollars (Millions) . . .
People Savings
What about this?
$350
$3,500
People Cost
Building
Savings
$31
Building Cost
We know this is possible.
$385
$0
$1,000
$2,000
$3,000
$4,000
Environmental Cost?
Quick Facts
• Buildings use $200 billion worth of electricity and
natural
t l gas eachh year.
• If the energy efficiency of U.S. buildings improved by 10
percent, Americans would save about $20 billion and
reduce greenhouse gases equal to the emissions from
about 30 million vehicles
• The energy
gy used byy commercial and industrial buildings
g
in the U.S. is responsible for nearly 50 percent of our
national emissions of greenhouse gases
http://www.energystar.gov/index
See: ENERGY STAR Challenge
What is Sustainable Facility
M
Management?
t?
•
• Strategy and Tools
The things you really need to
know!
•
Case Studies
Determine Commitment : Take
Your Organization’s
Temperature
Environmental
Social
Economic
Create Alignment
g
Implement, Measure
and Monitor
Triple
Bottom
Line
Energy
Water
Materials and
Resources
Indoor Environment
Site
Establish
Starting Point
Determine your
commitment
PDF available at
www.ifma.org
Create alignment
g
• Environmental
• Social
• Economic
Environmental
Benefit
Economic
Benefit
Social Benefit
Initiative
Intent
Reflective Roof
↓ Heat Island Effect
+/-
+/-
+/-
Low H2O Fixtures
i
↓ Water Use
+
+
+/
+/-
Commissioning
↓ Energy Use
+
+
+
Reduced Mercury
↓ Hazardous Waste
+
-
+/-
Lighting Retrofit
↓ Energy Use
+
+
+/-
More Windows
↑ Daylighting
y g
g
-
-
+
Education
↑ Knowledge
+
+/-
+
Establish your starting point
• Sustainable Sites
• Energy Efficiency
• Water Efficiency
• Indoor
I d
E
Environmental
i
l Quality
Q li
• Materials & Resources
• Green Building Goals
HK- BEAM (1995)
Japan Sustainable Building Consortium (2002)
Energy Star
(1992)
Leadership in Energy &
Environmental Design (2000)
GBCA Green Star
(2003)
BRE Environmental
Assessment Method
(1993)
1. Site
The 5 things
g you
y
really need to know!
2 Water
2.
3. Energy
4. What’s coming and going from our
buildings?
5. Indoor environment
#1 Site
Alternative
Transportation
Workplace
Alternatives
#1 Site
• Operational Energy Usage: Average Office Building
92.9 kBTU/sf/year
How much energy does the average
commuter use?
• Transportation Energy Intensity: Average Commuter
121 kBTU/sf/year
30% MORE
Source: Driving to Green Buildings: The Transportation Energy Intensity of Buildings
Environmental Building News, September 1, 2007
#2 Water
Domestic
Process
Irrigation
#2 Water
Domestic Water Use
• Light
Light-powered,
powered touch-free
touch free
faucets
• Dual flush valves
• Low-flow water closets &
urinals
i l
• Aerators at lavatories
#3 Energy
The Importance of Energy Efficiency
• Lighting
• Heating and Cooling
• Plug Loads
#3 Energy
What is ENERGY STAR Portfolio Manager?
• Baseline: Standardizes baseline metric for energy
performance (kBTU/sf/yr)
• Benchmark: Compares efficiency with like buildings
(Scale of 1-100)
• Recognition: ENERGY STAR label
ENERGY STAR buildings:
•
Use 35% less energy than average buildings
•
Cost $0.54 less per square foot to operate when compared to an average
building
g (($2.10/sf less than a below-average
g building)
g)
•
Prevent 25 billion pounds a year of greenhouse gas emissions, relative
to typical facilities
#4 What’s coming and going?
Sustainable Purchasing
1992
www.energystar.gov
1988
www.ecologo.org/en/
1989
www.greenseal.org
Purchasingg Guidelines
•
•
US EPA Environmentally Preferable Program (EPP)
www.epa.gov/epp
#4 What’s coming and going?
• Consumables
• Durable goods
• Lamps
• Food
• Alterations & Additions
#4 What’s coming and going?
•
Recycle:
–
Paper
–
Glass
–
Toner Cartridges
–
Cardboard
–
Food Waste
–
Metals
–
Plastics
–
Batteries
#5 Indoor Environment
G
Green
Cleaning
Cl
i
•
•
•
•
•
•
•
Green products
Sustainable
i bl equipment
i
Dilution strategies
Standard operating procedures
Training
Strategies to promote hand hygiene
Guidelines for safe handling of chemicals (spill
prevention, etc.)
• Daytime
D i cleaning
l i
• Occupant feedback
#5 Indoor Environment
ENERGY MANAGEMENT
Utilization of Controls to optimize energy savings at HVAC Equipment (On/Off
Scheduling, Temperature Setback, Modulating Outside Air, etc.)
Targeted Projects
Complete
No
No
No
Complete
Complete
Complete
NO
High
Hi
h
ROI
Low
L
ROI
High
Hi
h
EB
HVAC Minimization at Holidays & During Building NonUse
X
X
Equipment Monitoring and Control Policy &
Implementation
p
X
X
Dual Heating/Cooling Restrictions Minimizing Re-Heat/ReCool
X
X
Expand Capabilities of Existing EMCS
X
X
EMCS E
Expansion
i to
t Central
C t l Plant
Pl t and
d Major
M j Equipment
E i
t
X
X
EMCS Controller Upgrade (APOGEE)
X
X
Install VFD Controls on Cooling Tower Fans, Air-Handling
Units, etc.
X
X
T
Turn
Off E
Exhaust/Ventilation
h t/V til ti When
Wh Not
N t Needed
N d d
X
X
Low
L
EB
•
What is Sustainable Facility
Management?
• Strategy and Tools
The things you really need to
know!
•
Case Studies
NEA Headquarters,
at a glance:
•
•
•
•
•
470,000 SF
Washington DC
Washington,
Constructed in 1936, renovated in 1991
Began certification effort in 2007
Internal Team – 7 people
Facilities Group
• External Team
Goals:
• Improve energy efficiency
• Seek ENERGY STAR label
• LEED-EB Certification
Energy Audit Case Study
Started with a rating of 63…
• Set up schedules within the building control system to shut the air
handling units off when zones were unoccupied
• Used economizer mode on air handling units during cooler weather
to avoid running chiller plant
• Mi
Minimized/eliminated
i i d/ li i
d use off steam humidifiers
h idifi within
i hi 19 air
i
handling units and rebuilt/replaced steam traps.
Optimized Start
Start’ for air handlers with Energy
• Programmed ‘Optimized
Management Control System (EMCS)
• Purchased ENERGY STAR equipment
• Installed variable frequency drives for cooling tower fans
• Installed motion sensors in restrooms
Energy
Audit
Case
Study
Energy:
•
10% Reduction in energy costs in Year 1
•
Total Project Cost = $45,445
$16 800 for Energy Audit
$16,800
$28,645 on Energy Conservation Measures
•
$365,000 Total Savings
Year
2007
2008
2009
2010
Annual Energy
Costs
$
$1,287,769
$1,161,042
$1,050,303
$913 764
$913,764
(Estimated)
ENERGY
STAR Rating
63
70
77
87 (Estimated)
$738,000 in Baseline Savings*
(2010 Savings Estimated)
* Savings calculated assuming a constant 2007 energy cost over 2008 and 2009.
Received
ENERGY STAR
Label in 2009
Water:
• Installation of Automatic Flush Valves
• Installation of Waterless Urinals
• Replacement of Faucet Aerators
R lt
Results:
Annual
ua Water
ate Savings
Sa gs
891,000
89
,000 ga
gallons
o s
Implementation Costs
$10,000
(in-house labor)
Annual Cost Savings
$8,900
Water Use Reduction
13%
• Started
S
d on LEED
LEED-EB
EB
• Moved over to Green Globes
• Achieved 2 Green Globes
Lessons Learned
The Top 5 . . . .
• Start with strategy and alignment
alignment.
• Utilize available resources.
• Start
St t small,
ll be
b patient.
ti t
• Workforce buy-in is important!
• Measure, benchmark, and publicize.
Determine Commitment : Take
Your Organization’s
Temperature
Environmental
Social
Economic
Create Alignment
g
Implement, Measure
and Monitor
Triple
Bottom
Line
Energy
Water
Materials and
Resources
Indoor Environment
Site
Establish
Starting Point
ENERGY STAR www.energystar.gov
ENERGY STAR is a joint program of the United States of
America Environmental Protection Agency and the
United States of America Department
p
of Energy
gy helping
p g
to save money and protect the environment through
energy efficient products and practices.
Green Globes www.greenglobes.com
Green Globes is a building environmental design and
management tool that includes an online assessment
protocol, rating system and guidance for green building
design, operation and management. Green Globes is
owned and operated by the Green Building Initiative
(GBI).
Leadership in Energy and Environmental
Design (LEED®) www.usgbc.org
LEED® is a green building rating system of the United
States of America Green Building Council. It is a third
party certification system and benchmarks design,
construction, and operation of high performance green
buildings.
http://www.ifmafoundation.org/
IFMA's How-To Guide
Hi hli ht S
Highlight:
Session
i 1 -Getting Started in
Sustainable Facility
Management
Christopher P
P. Hodges
Hodges, P
P.E.,
E CFM
CFM,
LEED‐AP, IFMA Fellow
Principal
Facility Engineering Associates
www feapc com
www.feapc.com
http://www.ifmafoundation.org/