Download - Greening The O&M Of Buildings
GREENING THE OPERATIONS AND MAINTENANCE OF BUILDINGS
Dennis Skelly, CPM, LEED AP, Senior Property Manager
Liberty Property Trust
Who We Are
• The nation’s second largest publicly-traded office and industrial REIT
• 20 markets in the United States and United Kingdom
• Over 700 office and industrial properties totaling 79.6 million square feet
• More than 2,700 tenants• A key corporate strategy to be a leader in
“High Performance” Sustainable Buildings
Who We Are
Locally, in the Hampton Roads & Richmond Markets, Liberty has over 5.6 million square feet of office and industrial space – comprising of 24 office buildings, 26 warehouse buildings, and 5 flex buildings.
– 1 LEED Gold Office Building– 1 LEED Silver Office Building– 13 Energy Star Office
Buildings
Who We Are
How did we get to where we are today???
Greening Operations & Maintenance
Basic Formula: Educate Benchmark Set Goals Track Results Acknowledge
Failures Celebrate
Successes
Educate
Internal: Property Management Staff: Monthly Energy Manager Roundtable “Green Guide” Database Required Green Advantage Designation LEED Green Associate/LEED AP
Internal: Employees Monthly Tips “Green Guide” Database Dedicated Sustainability Intranet Portal Page Lunch & Learns and Peer Group Sessions Blog New Hire Training Designations encouraged
Educate
External: Vendors Partner with existing Vendors whenever
possible Revised Contracts and Specs They must be accountable!
External: Building Occupants Tenant roundtables Monthly email tips Green Office Guide
Energy
• Benchmarking/tracking in Energy Star Portfolio Manager
• Goal: Reduce energy consumption 30% by 2012
• Energy audits• Low cost/no cost energy conservation measures• Lighting retrofits• BWAN Energy Monitoring• Grants & incentives• Employee financial incentives• Tenant communications
Energy Star Portfolio Manager
Energy Star Portfolio Manager
Prioritize portfolio-wide upgrades and improvements
1 1007550
Invest Adjust Maintain
Energy Performance Rating
25
Adjust
Invest
Level of
Focu
s
Low Cost/No Cost
What is running when it doesn’t need to be? Lighting HVAC Misc equipment
Adjust HVAC set points Calibrate thermostats Occupancy sensors LED exit signs BOMA: 30 Easy Ways to Save Ene
rgy
You can’t manage what you don’t measure . . .
Currently benchmarking all managed buildings in Energy Star Portfolio Manager 160 Buildings
Helps us with asset management decisions Cap Ex Acquisitions & Dispositions
Only one step in our strategy. . .
BWAN Energy Monitoring System
BWAN = “Building Wide Area Network” Energy Monitoring Monitoring of electric utility consumption at
building level Near real time electric usage is monitored and
data stored in a centralized database Provides visibility on existing internal corporate
Liberty network 130 Multi-tenant office properties, 11.5 million sq
ft project Multiple Electric/Gas Utility and ISP Market
Jurisdictions
BWAN Energy Monitoring System Today’s energy usage
BWAN Energy Monitoring System Last weeks trended usage
“After review of the RTU's programming, [our vendor]
discovered that one of the 60 ton units was indeed running in
manual 24x7 because someone had changed the programming
from running in program mode to manual mode.”
“We discovered [the building] had been running on Sundays for, we don’t know how long.”
“We found too many units coming on too close together causing a spike at 6 am”
BWAN Energy Monitoring System
“There was some spike in electric each morning at 4am at [the building]. We
requested our HVAC contractor to investigate and what they found was that at 4am each morning, the entire building was exhausting out all of the air and bringing in fresh air.”
“We had requested that the air be set back to 6-6 once [the tenant] moved out in March. The tech also was under the impression that it had been set back already. Further investigation found that it had never been set back.”
BWAN Energy Monitoring System
Energy Savings
Currently tracking 15 buildings in Hampton Roads & Richmond where we control bills – 160 buildings company-wide
We have saved over 3.9M kWh from our 2008 baseline = over $330,000 savings for tenants
Options for tenants: Submeter Request monthly data from landlord, even if
pro rata Request Energy Star score from landlord
Energy Star – as of 12/2009
Virginia BeachSorted by Adjusted Energy Use %Total Buildings: 13
Baseline Rating Current Rating Site Electric
(1-100) (1-100) kWh Difference
01516 - 208 Golden Oak Ct 59 78 1,408,970.30 1,149,631.00 -259,339.30 -19.001517 - 1 Enterprise Pkwy 61 77 1,626,921.30 1,356,480.00 -270,441.30 -17.101865 - 21 Enterprise Pkwy 62 76 1,742,187.10 1,488,600.00 -253,587.10 -14.701514 - 2809 S Lynnhaven Rd 56 68 1,425,539.00 1,254,170.30 -171,368.70 -12.601641 - 5700 Cleveland St 72 80 1,488,240.00 1,328,005.20 -160,234.80 -10.501837 - 1317 Executive Blvd. 39 50 1,882,193.50 1,777,575.50 -104,618.00 -10.401518 - 22 Enterprise Pkwy 74 79 1,360,660.60 1,262,528.00 -98,132.60 -7.401583 - 484 Viking Drive 28 32 1,034,037.70 998,907.90 -35,129.80 -4.201872 - 1305 Executive Boulevard 59 61 1,366,441.90 1,296,820.00 -69,621.90 -2.402003 - 501 Independence Parkway 66 67 1,176,261.30 1,162,064.50 -14,196.80 -2.002004 - 505 Independence Parkway 29 31 1,730,816.10 1,693,693.50 -37,122.60 -1.301934 - 521 Butler Farm Road 64 61 1,407,956.10 1,444,655.50 36,699.40 2.101515 - 200 Golden Oak Court 39 35 1,966,947.10 2,063,009.00 96,061.90 4.1Group Total 55 62 19,617,172 18,276,140 -1,341,032 -7.8
Eligible for Energy Star Certification
Nearly eligible for Energy Star certification
CommentsFacility Name
Baseline Site Electric Use
(kWh) - 12 Month Period Ending
12/31/2008
Current Site Electric Use (kWh) - 12
Month Period Ending 12/31/09
Change from Baseline: Adjusted
Energy Use (%)
Energy Star – as of 4/2011
VIRGINIA BEACHSorted by Adjusted Energy Use %Total Buildings: 12Energy Star Buildings
Baseline Rating
Current Rating Site Electric
(1-100) (1-100) kWh Difference
01583 - 484 Viking Drive 9/30/2011 45 82 1,034,037.70 611,123.70 -422,914.00 -34.301837 - 1317 Executive Blvd. 9/30/2011 59 82 1,871,651.60 1,287,503.20 -584,148.40 -27.201517 - 1 Enterprise Pkwy 4/30/2011 64 81 1,626,921.30 1,055,909.00 -571,012.30 -24.702004 - 505 Independence Parkway 4/30/2012 54 81 1,730,816.10 1,289,496.80 -441,319.30 -24.701515 - 200 Golden Oak Court 9/30/2011 66 88 1,966,947.10 1,502,503.40 -464,443.70 -19.801516 - 208 Golden Oak Ct 3/31/2011 65 83 1,408,970.30 1,036,542.90 -372,427.40 -19.401872 - 1305 Executive Boulevard 44 63 1,366,441.90 1,191,106.50 -175,335.40 -18.001514 - 2809 S Lynnhaven Rd 3/31/2011 64 80 1,425,539.00 1,319,862.90 -105,676.10 -16.601641 - 5700 Cleveland St 4/30/2011 82 91 1,488,240.00 1,273,722.90 -214,517.10 -15.001865 - 21 Enterprise Pkwy 10/31/2011 63 77 1,742,187.10 1,468,066.60 -274,120.50 -14.201518 - 22 Enterprise Pkwy 4/30/2011 79 87 1,360,660.60 1,133,205.90 -227,454.70 -13.202003 - 501 Independence Parkway 59 69 1,176,261.30 1,095,609.70 -80,651.60 -9.0Group Total 64 81 18,198,674.00 14,264,653.50 -3,934,020.50 -19.1
Facility NameEligible to Recertify
Comments
Baseline Site Electric Use (kWh) -
12 Month Period Ending 12/31/2008
Current Site Electric Use (kWh) -
12 Month Period Ending 04/30/2011
Change from Baseline: Adjusted
Energy Use (%)
Business Case
Risks Building
obsolescence Higher operating
expenses Lower occupancy
rates Increased liability
and insurance costs
Reputational Regulatory
Opportunities Lower operating
costs Healthier work
environments Higher tenant &
employee retention
Reduced liability and insurance costs
Higher asset value
Innovative solutions
Thank You! Dennis Skelly, CPM, LEED AP
Senior Property Manager
757.605.0405