Condo Media - June 2010 - 38

MANAGEMENT

by Allan Samuels, LEED AP

The Green Bandwagon
How Community Associations Can Jump Onboard

veryone wants to go green, save energy and cut his or her carbon footprint. Individuals can do so by: recycling shopping bags, cans and clothes; by reducing their use of heating, air conditioning and lighting; and by driving a hybrid car, taking public transportation or bicycling. Although community associations do not have those energy saving opportunities, there are many ways associations can jump on this green bandwagon. Communities, whether condominium, townhome or homeowner associations, have the unique ability to drastically reduce energy use, because these organizations can go green on a larger scale than individual homeowners. Unlike individual owners, associations are responsible for the entire site, as well as any common elements such as pools, clubhouses and shared mechanical equipment. When switching to more energy efficient lighting, for example, an association can replace the bulbs in all shared hallways, each common area building and every site light on the property, whereas homeowners can only replace a handful of bulbs within their homes. With so much opportunity for greening, the energy savings for associations can certainly add up.

Today, boiler systems can achieve efficiencies as high as 97 percent, converting nearly all the fuel to useful heat. Replacing a property’s boiler also can cut pollution output in half, not to mention the association’s fuel bills and maintenance costs.

bills by 5 to 15 percent. In addition, ongoing remote monitoring of the mechanical systems will detect any abnormalities, which can then be corrected in real time. In short, improving the performance of an HVAC system and implementing efficient controls on a common system can yield savings of hundreds of thousands of dollars.

Saving with Lighting Solutions
Another method for associations to go green is to switch to a more efficient lighting system. Compact fluorescent light (CFL) bulbs use 75 percent less energy than incandescent bulbs and last six to 12 times longer. Experts agree that replacing regular lights with CFLs can be the cheapest and most effective way to cut energy usage immediately. According to the EnergyStar online calculator, the energy savings from replacing just one 13-watt incandescent light used only four hours per day would render a payback of between three and eight months. Now imagine the energy savings that would be realized after switching to CFL bulbs throughout an entire community. Even more efficient than CFLs are light emitting diodes (LED). LED fixtures make great outdoor lighting for parking lots and walkways, a crucial component of most associations. As prices for LEDs continue to decline, these fixtures offer an increasingly attractive alternate to incandescent and CFLs. For further savings in lighting, associations can invest in motion sensors and controls. Motion sensors automatically turn off lights when a room or area is not occupied. Controls are capable of dimming the lighting based on the

Saving with Mechanical Equipment
One of the most significant opportunities for associations to go green is by upgrading its mechanical equipment to more efficient systems with improved controls. Simply upgrading to a more efficient furnace can yield a rapid payback with thousands of dollars in savings over the life of the equipment.

For further greening in the area of mechanical equipment, associations can invest in programmable controls. This technology allows the association to adjust the times and settings of the heating or air-conditioning in common area buildings according to a preset schedule, outdoor temperature and the anticipated performance of the building. As a result, the equipment can be set to operate only when necessary and at the peak efficiency. In winter, lowering the temperature of a clubhouse or common area during non-open hours or when residents are sleeping can reduce utility

CONDO MEDIA • JUNE 2010

Condo Media - June 2010

Table of Contents for the Digital Edition of Condo Media - June 2010