Transforming Existing Buildings Into Sustainable Facilities

Transforming Existing Buildings Into
Sustainable Facilities
October 24, 2013
Laurie Gilmer P.E., CFM, SFP, LEED‐AP, CxA, CDT
Facility Engineering Associates, P.C
Agenda
1
8
•
The impact of Sustainable
Facility Management
2
7
3
6
4
5
•
The five-things you need to know
The things you really need to
know!
•
Conservation and Reduction
in difficult times
Sustainability Defined
Sustainability is the ability to meet the needs of
the present without compromising the ability of
future generations to meet their own needs
[Brundtland]
World Commission on Environment and
Development: Our Common Future
– April 1987
People
Planet
Triple
Bottom
Line
ECONOMIC
Profit
Sustainable Facility Management
People
Place
FM
Process
Sustainability
Sustainable Facility Management is a process of integrating the people, place and business of an
organization that optimizes economic, environmental, and social benefits of sustainability
Why are Existing Buildings Important?
The U.S. has 124.4
million residential and 4.9
million commercial
buildings
These buildings account for
 40% Energy Consumed
 22% Residential
 18% Commercial
 39% CO2 Emissions
 9.7% Water (2005)
Source: 2010 Buildings Energy Data Book
Why are Existing Buildings Important?
Distribution of Floorspace by Principal Building Activity, 2003
That’s about $200 Billion in annual utility cost!
70 Billion
Square feet
Source: Energy Information Administration, 2003 Commercial Buildings Energy Consumption Survey. Released in 2006
The Energy Context
Commercial Buildings (18%)
Other, 13%
Lights, 26%
Industry
32%
Heating, 14%
Cooling, 13%
Buildings
40%
Water Heat, 7%
Ventilation, 6%
Office
Equipment, 6%
Refrigeration, 4%
Transportation
28%
Computers, 3%
Cooking, 2%
0%
5%
10%
15%
20%
25%
Data Source: 2007 DOE Building Energy Data Book
30%
The Emissions Context
Industry Shift Toward Voluntary & Mandatory
Performance Disclosure
Source: ENERGY STAR
Impact: Sustainable Facility Management
Corporate Headquarters Model
Total Cost of Ownership
48
44
40
36
32
28
24
20
16
12
8
4
0
$850,000,000
$750,000,000
$650,000,000
$550,000,000
$450,000,000
$350,000,000
$250,000,000
$150,000,000
$50,000,000
Year
 8 stories, 640,000 square feet
 Design & Construction Costs (CRV): $82,368,000*
 Capital Renewal: 2% of CRV**
 O&M Budget $5.69/sf***
 Inflation: 3%
* RS Means Square Foot Costs
** APPA Benchmarks
*** IFMA Benchmarks #25 Headquarters Average
Impact: Sustainable Facility Management
Total Cost of Ownership
In Terms of Total Dollars . . .
D&C:
CR:
$82M
$279M
O&M: $411M
Total: $772M
Impact: Sustainable Facility Management
Total Cost of Ownership
Savings in O&M and Capital Renewal . . .
Savings
D&C:
CR:
$82M
Total $
NPV
$279M → $14M → $3.2M
O&M: $411M → $41M → $9.4M
Total: $772M → $55M → $12.6M
Save 10% in
O&M
Save 5% in
Cap. Renewal
. . . A good reason to be green!
Impact: Sustainable Facility Management
In Terms of Total Dollars (Millions) . . .
With modest operational
and capital cost savings
Building
Savings
$55
Building Cost
$772
$0
$2,000
$4,000
$6,000
$8,000
Impact: Sustainable Facility Management
The Value of FM
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
Personnel: $300-600/sf
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
Impact: Sustainable Facility Management
In Terms of Total Dollars (Millions) . . .
What about this?
$695
People Savings
$6,950
People Cost
Building
Savings
$55
Building Cost
We know this is possible
$772
$0
$2,000
$4,000
$6,000
$8,000
Tools: Building Rating Systems
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)
BREEAM
UK
Building
Management
LEED
US
CASBEE
Japan
Green Globes
Canada
Green Star
Australia
Energy Use
Energy
Energy
Energy
Energy
Health and wellbeing
Indoor
Environmental
Quality
Indoor
Environment
Indoor
Environment
Indoor
Environmental
Quality
Emissions and
other impacts
Emissions
Green Mark
Singapore
Management
Pollution
Transportation
Energy
Efficiency
Indoor
Environmental
Quality
Three Star System
China
Operations and
mangement
Energy
Savings
Indoor
Environmental
Quality
Transportation
Land use and
ecology
Site
Outdoor
environment on
site
Materials
Materials &
Resources
Resources and
Materials
Water
Water
Site
Resources,
building materials
and solid waste
Materials
Water
Water
Water
Efficiency
Water
Savings
Innovation
Other green features
and innovations
Preference items
Innovation
Quality of Service
Off-site
environment
Project
Management
Environmental
Protection
Land savings and
outdoor
environment
Land use and
ecology
Materials savings
Tools: Building Rating Systems
Customers
Existing
Buildings
Operations &
Maintenance
New
Construction
Retail
Core &
Shell
Development
Commercial
Interiors
Schools
Homes
Homes
Healthcare
LEED™ assesses the performance of buildings in the following areas:
• sustainable sites
• water efficiency
• energy and atmosphere
• materials and resources
• indoor environmental quality
• innovation and design process, regional priority
Tools: Building Rating Systems
Current LEED Buildings in the U.S.
LEED Rating System
Total
Buildings*
Certified
Buildings*
LEED-NC
28,794
1,876
LEED-EB
8,912
590
LEED-CI
8,238
1,019
LEED-C&S
5,784
151
LEED Schools
1,979
76
Healthcare
196
0
Neighborhood Development
348
39
*as of 7/5/13
Getting to know your facility
First: Know your
organization!
Getting to know your facility
 Environmental
 Resources, Pollution, Climate
 Social
 People, Community, World
 Economic
 Money, Money, Money
Getting to know your facility
Which initiatives are right for
you?






Sustainable Sites
Energy Efficiency
Water Efficiency
Indoor Environmental
Quality
Materials & Resources
Green Building Goals
Agenda
1
8
•
The impact of Sustainable
Facility Management
2
7
3
6
4
5
•
The five-things you need to know
The things you really need to
know!
•
Conservation and Reduction
in difficult times
The Link Between TBL and SFM
Social
FM Triple
Bottom Line
Heavily skewed toward Economics
Economic
Environmental
Is “Sustainable”
Always the Best
Option?
The Link Between TBL and SFM
Environmental
Benefit
Economic
Benefit
Social Benefit
Initiative
Intent
Reflective Roof
↓ Heat Island Effect
+/-
+/-
+/-
Low H20 Fixtures
↓ Water Use
Commissioning
↓ Energy Use
+
+
+
+
+/+
Reduced Mercury
↓ Hazardous Waste
+
-
+/-
Lighting Retrofit
↓ Energy Use
+
+
+/-
More Windows
↑ Daylighting
-
-
+
Education
↑ Knowledge
+
+/-
+
The five things you need to know
1.
2.
3.
4.
5.
Energy
Water
What goes in?
What comes out?
Indoor environment
five-things you
need to know
#1 Energy
1. Coal
The Elusive “Negawatt”
2. Natural Gas
3. Oil
4. Uranium
The 5th Fuel
Energy Efficiency
#1 Energy
The Importance of Energy Efficiency
 Lighting
 Heating and Cooling
 Plug Loads
U.S. Energy Information Administration
#1 Energy
What’s It For?
• Standardized Metric of Energy Performance
• Compare Efficiency Across Country (Scale of 1-100)
• Normalize Energy Consumption
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 ($2.10/sf less than a below-average
building)
• Prevent 25 billion pounds a year of greenhouse gas emissions,
relative to typical facilities
Identify under-performing buildings
Technology does not guarantee efficiency
Technology Doesn't Always Equal Performance...
100%
75%
50%
`
ENERGY STAR
1999 - 2001
61.4 kBtu/ft2/yr
25%
0%
CBECS
Bottom 25%
226.3 kBtu/ft2/yr
Note: “CBECS” is the Energy Information Administration’s Commercial Building Energy Consumption Survey,
http://www.eia.doe.gov/emeu/cbecs/contents.html
Number of Buildings
New doesn’t always equal efficient
Top performing
buildings use 3 to 4
times less energy per
ft2 than the worst
performers.
39% of
buildings with
a rating of 75
or better are
less than 25
years old
90
75
Best Performers
42% of
buildings with
a rating
between 25 and
74 are less than
25 years old
50
Newer buildings are
equally represented
across all quartiles.
35% of
buildings with
a rating
between 0 and
24 are less than
25 years old
25
EPA Performance Rating
Based on a sample of
4,000 buildings
nationwide.
10
Worst Performers
1
#1 Energy
Where should
you concentrate?
© Facility Engineering Associates 2012
HVAC
Lights
Process
#2 Water
Domestic
Process
Irrigation
#2 Water
Domestic Water Use
 Light-powered touch-free
faucets
 Dual flush valves
 Low-flow water closets &
urinals
 High efficiency and waterless
fixtures
 Flow restrictors and metering
at lavatories
#3 What Goes In?





Consumables
Durable goods (FF&E)
Construction/TI
Lamps/bulbs
Food service
#3 What Goes In?
Durable goods and efficient work practices
 Set your photocopiers and
printers to copy on both sides by
default.
 Transmit electronic files, not
paper files when possible.
Implementing PC
Power Management
can save up to $90 per
PC annually
#3 What Goes In?
Sustainable Purchasing
Verification Programs
1988
www.ecologo.org/en/
1992
www.energystar.gov
1989
www.greenseal.org
Voluntary Energy Efficiency
Labeling Scheme
http://www.emsd.gov.hk/
#4 What Comes Out?
What is Your Waste Stream and Why Should You Care About It?
It is the overall flow of the wastes from the building to a landfill,
incinerator, or other disposal site.
•Reduce
•Reuse
•Recycle
#5 Indoor Environment
 Custodial Staff Health & Safety
 Occupant health and productivity
-- Reduced absenteeism
-- Higher productivity
-- Improved recruiting
-- Increased retention
#5 Indoor Environment
The Value of Facility Management
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%
92%
Average annual cost for
Personnel: $300-600/sf
For facilities: $20/sf
For energy: $2.50/sf
Salaries of
Occupants
Cost of Operating
and Maintaining
Original Design
and Construction
(Cotts, D.G., The Facility Management Handbook, Second Edition, 1999)
#5 Indoor Environment
Green Cleaning Programs







Green products
Sustainable equipment
Dilution strategies
Standard operating procedures
Training
Strategies to promote hand hygiene
Guidelines for safe handling of chemicals (spill
prevention, etc.)
 Daytime cleaning
 Occupant feedback
Agenda
1
8
•
The impact of Sustainable
Facility Management
2
7
3
6
4
5
•
The five-things you need to know
The things you really need to
know!
•
Conservation and Reduction
in difficult times
Conservation and Reduction
Common Questions:
How Long Will This Take?
How Much Will It Cost?
Where does your money come from?
Conservation and Reduction
Saves Energy
Reduces GHG
Emissions
Saves Water
Saves Money
Conservation and Reduction
Capital Budget
What is included in a Capital Budget?
•
•
•
•
Future cyclical repair and replacements
Measures that extend service life or retain the usable condition
Major activities with a maintenance cycle in excess of one year
Systems that have reached the end of their useful life
Capital Budget: Typically 2-4% Replacement Value
Conservation and Reduction
Operating Budget
What is included in an Operating Budget?
•
•
•
•
•
•
•
•
Service and routine maintenance
Utilities
Custodial services and cleaning
Pest control
Grounds care and landscaping
Environmental operations and record keeping
Waste hauling and waste diversion (recycling)
Security services
Conservation and Reduction
How to Improve
Based on Initial Rating
 1–49
 50–74
New equipment & best practices
Capital Budget
Best practices & equipment upgrades
Operating Budget
 75–100 Congratulations! Build on your success
Conservation and Reduction
Capital Budget: Typically 2-4% of Current
Replacement Value
Deferred Maintenance increases
Facility Condition Index decreases
Facility Operating Current Replacement Value
Index: Typically 2 to 4%
Preventive Maintenance decreases
Corrective Maintenance increases
What happens when these numbers shrink?
Conservation and Reduction
Know Your Numbers!
 You need to know: Total cost of ownership
 You need to know how to: Reduce operating cost
 You need to be able to speak:
Return on investment and
Payback
Use the Right Tools
Tools for SFM
•
Strategy (TBL)
•
Energy
•
Water
•
Carbon
•
Finance
“The first tool is to get educated” – Brenna Walraven
The Future of Buildings:
Net-Zero and High Performance
Enable design of new buildings and retrofits
of existing buildings that over the life cycle:
 Produce as much energy as they consume
and significantly reduce GHGs
 Double service life of building materials,
products, and systems and minimize life
cycle impacts
 Halve the use of domestic water (to 50
gal/day/person), maximize water recycling
and rainwater harvesting, and minimize
storm water runoff
 Achieve breakthrough improvements in
indoor occupant health, productivity, and
comfort
© Facility Engineering Associates 2012
The Future of Buildings
“Transformational Advances” Needed
1. Develop the enabling measurement science to achieve net-zero
energy, sustainable high-performance building technologies
2. Develop net-zero energy building technologies and strategies
3. Develop the scientific and technical bases for significant reductions
in water use and improved rainwater retention.
4. Develop processes, protocols, and products for building materials
that minimize resource utilization, waste, and life cycle
environmental impacts.
5. Develop the knowledge and associated energy efficiency
technologies and practices needed to promote occupant health,
comfort, and productivity.
6. Enable technology transfer for net-zero energy, high-performance
green buildings.
The Future of Buildings
The Net-Zero Energy
Commercial Buildings Initiative

2030 - any commercial building constructed

2040 - 50% of U.S. commercial building stock

2050 - all commercial buildings
Summary Remarks

Sustainability encompasses management of
natural resources and monetary resources

Think long term and life cycle

Know your numbers, know your organization
The key to transforming our existing buildings
is Sustainable Facility Management
Thank You!
Laurie Gilmer P.E., CFM, SFP, LEED‐AP, CxA, CDT
[email protected]