Building Management Hawaii February/March - (Page 26)
Top 10: Turn Energy Into Value
Energy-saving strategies for maintaining property values.
s we slowly dig out of the
recession, property management,
like many other industries, continues
to face challenging times.
Property managers are often asked
to cut expenses yet drive the value
of the property as high as possible.
Oftentimes this leads to deferring
capital expenses and preventive
maintenance, and reducing operating
expenses. However, by implementing
the following 10 energy-saving
strategies, property managers can
maintain, if not increase, the value
of their properties and keep their
buildings in good shape.
3 eview and analyze utility bills
monthly. One property manager
shared the story of a tenant with a
data center that had been underbilled for four years due to improper
sub-meter wiring. The amount
totaled more than $1 million!
3 enchmark. Use BOMA
International’s Experience Exchange
Report (EER) ® (available at www.
boma.org) to benchmark your
operating expenses against other
properties in your area.
se EPA ENERGY STAR® Portfolio
Manager at www.energystar.gov
to track improvements in energy
Reducing energy costs
increases asset value
and increases tenant
3 ptimize your building
system. Use load profile graphs
(utilities will provide data) to detect
unusual usage spikes. Even small
adjustments to your automated
systems can save thousands of
dollars over time.
3 urn off the lights. Don’t count on
your cleaning crew or tenants to
turn off the lights. Ask them, train
them and check to be sure your
instructions are being followed.
Better yet, install occupancy sensors
in offices, bathrooms and common
areas, and motion sensors in
parking garages. Most spaces are
over-lit. Perform lighting retrofits
utilizing new technology.
3 urn off fans and motors. Fans
and motors that run all day can
be turned off for periods of time,
saving lots of money. For example,
fans in parking garages can be
turned off at night when the
garages are empty. Or, consider
installing a carbon monoxide
monitoring system with sensors.
The system activates exhaust fans
only when they are needed to keep
the air safe to breathe.
3 ilence the night. Turn off copiers
and other equipment at night to save
energy and money. Conduct night
tours at least quarterly to identify
equipment that’s left running in
your building. You’ll be surprised
what is still running after hours!
3 ave water. Analyze your water
bill just as you do your electricity
bill, and investigate unusual usage
spikes and other irregularities. This
can help detect plumbing problems,
water wasting activities or leaks.
3 evise, re-negotiate service
contracts. In many cases, you can
adjust the scope of work without
compromising service quality. For
example, you can cut expenses by
adjusting the frequency for window
washing or for sweeping and
mopping stairwells. Re-bid and/
or re-negotiate service contracts to
achieve savings. Take advantage of
economies of scale—use the same
vendor for multiple properties.
Evaluate service levels to be sure
you are getting all the services you
are paying for.
3 eview, revise maintenance
schedules. Consider changing from
a fixed preventive maintenance
schedule to a predictive
maintenance schedule. Whereas
preventive maintenance relies
upon a time-based schedule,
predictive maintenance uses
statistics, measurement and
experience to determine the service
interval for a particular piece of
equipment. Solicit your engineers
for suggestions for efficiency
improvements, and reward them.
3 ecycle. Don’t pay to remove
trash that can be recycled.
Complete a waste audit. Train
janitors and tenants. Ask your
cleaning contractor to use refillable
Only 30 percent of
everything that can be
recycled actually gets
containers. Recycle fluorescent
tubes as well as cardboard, glass
and other recyclables. In addition
to saving trash removal expenses,
you’ll be helping the environment.
Recycle “e-waste” such as
computer equipment. Imagine a
commercial tenant who replaces
several computer stations with new
equipment and places all the old
equipment in the trash—this will be
very expensive to remove and very
bad for the environment!
Information in this document was taken from
“New Strategies for Creating and Sustaining
Asset Value,” a BOMA International conference
program presented by P. Marc Fischer, CPM®,
Table of Contents for the Digital Edition of Building Management Hawaii February/March
Top 3 Energy Incentives
On The Grid
Solar: Not A Singular Solution
Saving Money & Art
Top 10: Turn Energy Into Value
AC: Light-Zapping Clean
Does Your HVAC Talk BACnet?
Editorial: Industry Insights
Association Updates & Industry News
Ask An Expert: No One Likes To Sag
Building Management Hawaii February/March