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IREM® Certified Sustainable PropertyShopping Centers Workbook

Table of ContentsOVERVIEW...................................................................................................................................1

About this Workbook..................................................................................................................1Documentation Required to Earn the Certification.....................................................................1

Option 1: The Workbook........................................................................................................1Option 2: Alternative Documentation......................................................................................2Option 3: Combination of Workbook Pages and Alternative Documentation.........................2

How to Use this Workbook.........................................................................................................2BASELINE REQUIREMENTS.......................................................................................................3

B.1 Perform a sustainability market assessment.......................................................................3B.2 Discuss sustainability and investment goals with owner or supervisor...............................6B.3 Commit to monitoring the effect of sustainability on property financials..............................8B.4 Hold meetings with your staff, at least quarterly, to discuss progress on sustainability program......................................................................................................................................9B.5 Establish a plan for marketing your sustainability success................................................10B.6 Establish an energy management policy and plan............................................................11B.7 Benchmark energy use in areas under management control............................................14B.8 Establish a water management policy and plan................................................................15B.9 Benchmark water use in areas under management control..............................................18B.10 Establish an IAQ management policy and plan...............................................................19B.11 Conduct an IAQ walk-through.........................................................................................24B.12 Assess your recycling practices and options...................................................................26B.13 Conduct a waste and recycling container audit...............................................................27B.14 Assess your purchasing practices and options...............................................................28B.15 Establish a sustainable purchasing policy.......................................................................31

ENERGY CATEGORY ACTIVITIES............................................................................................33E.1 Commit to ongoing training on energy management for maintenance team.....................33E. 2 Hold periodic property manager-maintenance supervisor meetings to discuss energy management and property financials.......................................................................................34E.3 Conduct a walk-through to detect malfunctioning equipment and opportunities for improvement............................................................................................................................35E.4 Provide information to tenants on energy management....................................................39E.5 Recommend ENERGY STAR equipment for tenant buld-outs..........................................41E.6 Reduce energy consumption by 5% over baseline in areas under management control. 42E.7 Conduct an energy meter inventory..................................................................................43E.8 Determine if onsite renewable energy installations are feasible for the property..............45E.9 Reduce energy consumption by 10% over baseline in areas under management control47E.10 Reduce energy consumption by 15% over baseline in areas under management control.................................................................................................................................................48E.11 Implement at least one green or energy-aligned lease...................................................49E.12 Install energy-efficient lighting in the parking lot..............................................................50E.13 Install a cool roof on at least 15% of the entire roof surface............................................51

WATER CATEGORY ACTIVITIES..............................................................................................52W.1 Commit to ongoing training on water management for maintenance team......................52W.2 Check for water leaks.......................................................................................................53W.3 Provide information to tenants on water management.....................................................58

W.4 Establish a plan for improving water efficiency in landscaping.........................................59W.5 Install high-efficiency fixtures in areas under management control and recommend high-efficiency fixtures for tenant build-outs.....................................................................................60W.6 Conduct an inventory of water meters..............................................................................62W.7 Reduce water use by 5% over baseline in areas under management control.................64W.8 Reduce water use by 10% over baseline in areas under management control...............65W.9 Replace 25% of existing planted area with native vegetation/xeriscaping in areas under management control................................................................................................................66W.10 Install a water reuse system...........................................................................................67

HEALTH CATEGORY ACTIVTIES..............................................................................................68H.1 Establish a green construction policy for renovations and tenant build-outs....................68H.2 Conduct a health and safety check on the property..........................................................70H.3 Provide filtered water for shopping center guests in common areas................................75H.4 Recommend green certified materials for tenant build-outs..............................................76H.5 Recommend healthy lighting for tenant build-outs............................................................78H.6 Establish a smoke-free policy for the entire property........................................................80H.7 Use green certified materials in areas under management control...................................83H.8 Employ green cleaning services in areas under management control..............................85H.9 Provide wellness-inspired amenities for shopping center guests......................................86

RECYCLING CATEGORY ACTIVITIES......................................................................................87R.1 Install recycling signage throughout the property..............................................................87R.2 Provide information on recycling program to tenants........................................................88R.3 Establish a construction waste management plan for renovations and tenant build-outs.90R.4 Establish a policy for recycling e-waste, batteries, light bulbs, and bulk items.................92R.5 Set diversion rate goals for the property...........................................................................94R.6 Improve the property’s diversion rate by 10%...................................................................95R.7 Hold regular recycling and/or donation drives for tenants and guests..............................96R.8 Conduct a waste stream audit...........................................................................................97R.9 Establish recycling services............................................................................................100R.10 Improve the property’s diversion rate by 15%...............................................................101R.11 Improve the property's diversion rate by 20%...............................................................102R.12 Establish additional recycling services..........................................................................103

PURCHASING CATEGORY ACTIVITIES.................................................................................104P.1 Use green certified products in common areas...............................................................104P.2 Use sustainable products for copier operations..............................................................106P.3 Use compostable paper products (cups, forks, etc.) for management operations..........107P.4 Purchase green power, carbon offsets, or renewable energy credits for areas under management control..............................................................................................................108P.5 Work with vendors to decrease packaging materials for orders......................................109P.6 Include sustainability clauses in vendor contracts...........................................................110

APPENDIX TABLE OF CONTENTS.........................................................................................111Appendix A: Shopping Centers Checklist..............................................................................112Appendix B: Shopping Centers Document List......................................................................116

OVERVIEW

OVERVIEWAbout this WorkbookThe Workbook provides questionnaires, templates, and checklists for each Baseline Requirement and Category Activity. While you are not required to use the Workbook, IREM is providing it because:

Properties just getting started in their sustainability program may find these forms extremely useful.

The Workbook is an excellent training tool for property site staff.

Experts in sustainable real estate have advised that these questionnaires, templates, and checklists will bring a property to a level of sustainability worthy of the certification.

Documentation Required to Earn the CertificationYou have 3 options to submit documentation with your application to earn the IREM® Certified Sustainable Property certification.

Option 1: Complete and submit this entire Workbook as your documentation.

Option 2: Submit alternative documentation and only use the Workbook for guidance.

Option 3: Submit a combination of Workbook pages and alternative documentation.

Option 1: The Workbook

If you would like to use this Workbook as your documentation, you must complete all of the Baseline Requirements and all of the Category Activities for which you are claiming points.

Your Checklist and Workbook must align correctly.

IREM will contact you to request corrections if the points you are claiming on your Checklist do not match the activities you have completed in the Workbook.

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Which option you choose will depend on where the property is in its sustainability program, the skill level of property staff, and any owner, property, and company policies and practices already in place.

OVERVIEW

Option 2: Alternative Documentation.

Refer to the Shopping Center Document List for alternative documentation if you do not wish to use this Workbook.

Option 3: Combination of Workbook Pages and Alternative Documentation

For each Baseline Requirement or Category Activity, choose between using the Workbook tools and your own documents.

Every Baseline Requirement and Category Activity for which you are claiming points must have supporting documentation.

If you choose to use your own documentation for a particular Baseline Requirement or Category Activity, refer to the Shopping Center Document List for acceptable proof of completion.

How to Use this WorkbookMost people certifying their property will use Option 3—a combination of Workbook forms and their own documents.

Not sure which to use?

Each Baseline Requirement and Category Activity has an icon next to the title. This icon is a recommendation—not a requirement. In some cases, what IREM is asking you to do is unique to this certification program, or using the Workbook tool provided is the easiest option and will expedite review of your application. In other cases, you may already have an existing policy or document, and there is no need to recreate it.

In all cases, choose what makes the most sense for you, your team, and the property.

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IREM recommends using the Workbook form.

Consider submitting your own document.

BASELINE REQUIREMENTS

BASELINE REQUIREMENTSB.1 Perform a sustainability market assessmentFor this Baseline Requirement, conduct some research and interviews to assess market demand for sustainability. Answer the questions that follow.

1. Check the CBRE Green Building Adoption Index.a. Is your market listed? Yes or No?

YesNo

b. If Yes, where is your market ranked among the Top 30 markets?

c. How does the level of green building adoption in your market impact the demand for sustainability at your property, either positively or negatively? Example: Atlanta has seen an increase in green building adoption. This suggests greater demand for sustainable space among tenant companies and investors. My property needs an enhanced sustainability program in order to remain competitive. More research is necessary to determine how my particular retail tenants value sustainability, and whether local shopping center guests value sustainability.

2. Research the number of LEED Retail Properties and Interiors in the market. go to the Projects Directory on the USGBC website. In separate searches, select LEED BD+C: Retail and LEED ID+C: Retail from the menu on the left. Then, apply a filter for your city.

Note that LEED BD+C certifies new construction projects and LEED ID+C certifies interiors. The IREM certification is for existing properties. However, the results should give you a general idea of green adoption in the market, including which tenant companies value sustainability certifications.

How many LEED-certified properties did you find in your market?

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http://www.usgbc.org/projects

http://www.cbre.com/o/international/AssetLibrary/Green-Building-Adoption-Index.pdf


3. Talk to a knowledgeable local broker about tenant interest in sustainable retail space. Ask the broker the following questions (at a minimum). Enter summary answers.a. Do prospective tenants ask you about a property’s sustainability features?

What specifically do they ask about (e.g., recycling programs, general sustainability)?

b. What types of tenants in this market typically express interest in sustainable retail space (e.g., large companies, small and local stores, national brands)?

c. How would you suggest we take advantage of local demand for sustainable retail space, based on your knowledge of what tenant companies typically look for?

4. Reach out to a local green building expert. This person could be:

Leadership of the local U.S. Green Building Council chapter

A city official who works on sustainability issues

A service provider who works on energy and sustainability projects

An expert internal to your company

Other knowledgeable person

Enter the name, organization, and title of the person with whom you spoke.

Ask this person the following questions (at a minimum) and enter summary answers.a. What are the biggest trends in sustainability for the region and local

market?

b. How do those trends relate to the local real estate market?

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Additional recommended research:

Review data on competitor properties on CoStar or another listing service that identifies properties by sustainability certifications. Compare rental rates, vacancies, and cap rates among certified and non-certified properties.

Discuss how sustainability adds to marketability and value with fellow IREM Members and/or industry professionals.

Speak to existing tenants about their sustainability initiatives and the value your sustainability program adds to their occupancy.

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B.2 Discuss sustainability and investment goals with owner or supervisorThis Baseline Requirement ensures that the property’s sustainability program aligns with the owner’s investment goals. To answer the following questions:

Speak with the property owner’s representative if you are a third-party management company

Talk to your supervisor if you work directly for the owner

Take the opportunity, if necessary, to educate your client on the benefits of sustainability.

1. Does your organization have a formal commitment to sustainability, where leadership supports and encourages sustainability to reach business goals?

YesNoNot Sure

Comments:

2. Which of the following sustainability benefits are most important to you? Choose all that apply.

Sustainability keeps the property competitive.Sustainability lowers operating costs.Sustainability builds asset value and helps meet investment goals.Sustainability manages risk (prevents obsolescence, prepares for regulations, etc.).Sustainability attracts high-quality tenants.Sustainability enhances property and business reputation.Sustainability reduces greenhouse gas emissions and conserves natural resources.Other:Subject does not believe sustainability provides tangible benefits.

Comments:

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3. Characterize your willingness to invest in sustainability.

Operational improvements are fine, but the subject doesn’t want to spend any capital.The subject will invest capital in projects with quick paybacks.The subject will consider larger investments with proof that the project will enhance asset value.The subject’s organization is committed to sensible investments in sustainability.

Comments:

4. Which areas of property sustainability are you most interested in?

Energy efficiencyWater efficiencyHealthy indoor environmentsRecyclingSustainable purchasing

Comments:

5. What would you like to see us do with the sustainability program for the property? Any specific requests?

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B.3 Commit to monitoring the effect of sustainability on property financialsSustainability lowers operating costs and may increase property revenue. As you implement a sustainability initiative, you should monitor the effect it is having on property financials. Make the commitment by checking the box below, and adapt the table to guide your tracking, as you become certified as an IREM Certified Sustainable Property and advance your sustainability program.

I commit to monitoring sustainability’s effect on property financials.

EXPENSELine Item Year 1 Year 2 Year 3 Year 4 Year 5

JanitorialTrash removalRepairs & maintenanceElectricity GasChilled waterWater & sewerReal estate taxesInsurance

REVENUELine item Year 1 Year 2 Year 3 Year 4 Year 5

Average rental rate ($/ft2)Total rent revenue ($)Annual rent growth (%)Vacancy rate (%)Vacancy & collection loss ($)Downtime between tenants (mos.)Renewal probability (%)

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B.4 Hold meetings with your staff, at least quarterly, to discuss progress on sustainability programYour staff team is integral to the success of the sustainability program at the property. Hold regular meetings to confirm goals and responsibilities, discuss issues, and celebrate progress. Help them see the bigger picture—how sustainability helps to advance the investment goals for the property.

1. Outline an agenda for your first meeting in the bullet points below.

Agenda item #1

Agenda item #2

Agenda item #3

Agenda item #4

Add or remove items as needed

2. What staff was present for the first meeting? Titles only will suffice.

Staffperson #1

Staffperson #2

Staffperson #3

Staffperson #4

Add or remove staffpersons as needed

3. How often do you plan to hold meetings on sustainability with your staff team?

WeeklyBi-weeklyMonthlyQuarterly

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B.5 Establish a plan for marketing your sustainability successSustainability is in demand from tenants and investors. Marketing your sustainable property can help meet that demand and positively impact property financials. Develop a marketing plan, using the table below.

SUSTAINABILITY MARKETING PLANComponent Goal(s): Example:

To reach 100% of existing tenants in the next year with messages on property’s sustainability characteristics.

To ensure that 100% of potential tenants are informed of the property’s sustainability features by the end of the year.

Target Market: Example: Current and prospective tenants, particularly those

with their own sustainability initiatives Shopping center guests Broker community

Key Messages Example: We recently installed LED lights in the parking lot,

reducing common area energy use by 10%. The shopping center is an IREM Certified

Sustainable Property. This certification demonstrates sustainability performance in energy, water, health, recycling, and purchasing—as well as exceptional management.

Timetable Example: January 3: Hold New Year’s “green” event in

southeast end of shopping center, with displays by local experts.

February 15: Put information on shopping center website.

Month of March: Hold series of meetings with tenant representatives on sustainability program.

May 1: Host broker open house event to make sure they are conveying our sustainability message.

September 1: Add IREM Certified Sustainable Property logo to marketing materials, and hang IREM Certified Sustainable Property plaques at entrances.

November 1: Send out press release on IREM Certified Sustainable Property certification award.

Budget Example: $1,500: Events and open house $2,000: Branding and signage

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B.6 Establish an energy management policy and planSetting a policy and plan for energy management will establish a formal commitment to energy efficiency. This document will facilitate goal-setting, assign roles, and lead to action. Use the template below to create your policy and plan. You may also attach your own policy and plan, or use a different template.

ENERGY MANAGEMENT POLICY & PLANPART I: PROPERTY INFORMATION

Basic informationShopping center nameAddressAgeSizeManagement companyShopping center managerHVAC SystemHeating CoolingBuilding EnvelopeSystem descriptionControlsSystem descriptionMeteringSystem description

PART II: ENERGY MANAGEMENT POLICYEffective DateApproved By

Example:

XYZ Company is committed to operating real estate in the most efficient manner possible—to reduce expenses, add value, and cut down on carbon emissions. As such, all employees, from leadership to site-level operations staff, are committed to and actively participate in sound energy management practices in accordance with client goals for their real estate assets. Contractors must also abide by this policy.

As much as possible, each property shall benchmark and track its energy consumption, using all attainable utility data. Each property shall have an energy management plan that includes measurable, achievable goals, with target dates for accomplishment of these goals. Property staff shall consider a combination of operational improvements and equipment retrofits in establishing goals, with consideration given to the costs and benefits of any action to be taken.

Requests for additional resources or technology required to meet these goals shall be considered on a per-property basis and should be discussed with the Regional Manager responsible for the property, in consultation with the Energy Management Team and Director of Operations.

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PART II: ENERGY EFFICIENCY GOALSGoal #1 Example: To reduce whole-property energy use

by 20% in 5 yearsGoal #2 Example: To install cool roofs for all re-roofing

projects in the next 2 years.Goal #3 Example: To reduce common area energy use

by 5% in the next 12 months.Goal #4 Example: To identify 3 energy-saving retrofits

with paybacks of 2 years or less by July 15 Goal #5 Example: To earn at least 15 points in the

IREM Certified Sustainable Property Energy category toward certification by July 31

Goal #6PART III: ENERGY MANAGEMENT TEAM

[Tip: Include people from throughout the organization—management, maintenance, finance, leasing, etc.]Team member #1 Name:

Title:Responsibilities:

Team member #2 Name:Title:Responsibilities:





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PART IV: ACTIONS ALREADY TAKENAction #1Action #2Action #3Action #4Action #5Action #6

PART V: ACTION PLANItem Barriers Resources Responsible Staff Target DateExample 1: Obtain a feasibility assessment for solar array

Choosing a qualified, trustworthy service provider

Staff time Shopping center manager: obtain preliminary information from 3 service providers.

August 15

Example 2: Access utility meter data for common area energy use

Data may not be available through utility.

Staff time Shopping center manager: discuss data access with utility account rep.

July 1 December

15 May 30

Example 3: Upgrade efficiency of common area light bulbs.

Investment required. $25,000 Maintenance team Lighting contractor

June 10

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B.7 Benchmark energy use in areas under management controlYou can’t manage what you don’t measure. Benchmarking the property’s energy consumption will allow you to identify problems and track improvements. IREM highly recommends that you use ENERGY STAR Portfolio Manager, the free, online benchmarking tool available at https://portfoliomanager.energystar.gov. While shopping centers are not eligible to receive an ENERGY STAR score, Portfolio Manager still provides valuable energy use information. You may also use a tool of your choice. Answer the questions that follow.

1. What tool are you using to benchmark energy consumption?

2. What areas of the property are you able to benchmark?

3. Enter the energy use intensity (EUI) for the areas you are able to benchmark.

EUI:

4. Submit evidence that you have benchmarked energy consumption at the property.

For ENERGY STAR Portfolio Manager, submit the Statement of Energy Performance (SEP), available in the Reports tab.

Submit summary information from any other tool you might use.

This information does not need to be certified by a Professional Engineer.

IREM will keep this information in strict confidence. Any statistics on energy performance we release will be for all certified properties in aggregate.

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https://portfoliomanager.energystar.gov/


B.8 Establish a water management policy and planSetting a policy and plan for water management will establish a formal commitment to water efficiency. This policy and plan will facilitate goal-setting, assign roles, and lead to action. Use the template below to create your policy and plan, adding and omitting items as necessary. You may also attach your own policy and plan, or use a different template.

WATER MANAGEMENT POLICY & PLANPART I: PROPERTY INFORMATION

Basic informationShopping center nameAddressAgeSizeManagement companyShopping center managerWater SupplySourceMeteringCooling TowerSystem description and water useRestroomsTotal number of toilets and flow rateTotal number of urinals and flow rateTotal number of faucets and flow rateKitchensTotal number of faucets and flow rateOther uses (e.g., dishwashers, icemakers)LandscapingPlant water requirements (note use of native vegetation)Irrigation system descriptionOther Water SystemsSystem #1System #2Water Reuse SystemSystem descriptionDrought ConditionsIs the property in a drought-stricken area?

___Yes___No

Are mandatory water use restrictions in effect?

___Yes___No

If Yes, describe the restrictions.

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PART II: WATER MANAGEMENT POLICYEffective DateApproved By

Example:

XYZ Company is committed to operating real estate in the most efficient manner possible—to reduce expenses, add value, and conserve natural resources. As such, all employees, from leadership to site-level operations staff, are committed to and actively participate in sound water management practices in accordance with client goals for their real estate assets. Contractors must also abide by this policy.

As much as possible, each property shall benchmark and track its water consumption, using all attainable utility data. Each property shall have a water management plan that includes measurable, achievable goals, with target dates for accomplishment of these goals. Property staff shall consider a combination of operational improvements and equipment retrofits in establishing goals, with consideration given to the costs and benefits of any action to be taken.

Requests for additional resources or technology required to meet these goals shall be considered on a per-property basis and should be discussed with the Regional Manager responsible for the property, in consultation with the Water Management Team and Director of Operations.

PART II: WATER EFFICIENCY GOALSGoal #1 Example: To reduce whole-property water

use by 20% in 5 yearsGoal #2 Example: To reduce common area water use

by 5% in the next 12 months.Goal #3 Example: To reduce water use in landscaping

by 15% in the next 12 months. Goal #4 Example: To obtain 3 quotes on the

installation of a water reuse system by August 31

PART III: WATER MANAGEMENT TEAM [Tip: Include people from throughout the organization—management, maintenance, finance, leasing, etc.]Team member #1 Name:

Title:Responsibilities:




Team member #5 Name:Title:

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Responsibilities:

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PART IV: ACTIONS ALREADY TAKENAction #1Action #2Action #3Action #4Action #5Action #6

PART V: ACTION PLANItem Barriers Resources Responsible Staff Target DateExample 1: Retrofit restrooms in common areas with EPA WaterSense faucets (or ones with equivalent flow rates).

Investment required $5,000 Staff time

Maintenance team May 15

Example 2: Evaluate cooling tower for opportunities to reduce consumption in make-up water.

May need to engage outside expertise.

Staff time Maintenance supervisor: consult with water management team on strategies.

Maintenance team: conduct initial evaluation.

September 30

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B.9 Benchmark water use in areas under management controlBenchmarking the property’s water consumption will allow you to identify problems and track improvements. Follow the directions below, and send the required material to IREM. IREM highly recommends that you use ENERGY STAR Portfolio Manager, the free, online benchmarking tool available at https://portfoliomanager.energystar.gov. You may also use a tool of your choice.

1. What tool are you using to benchmark water consumption?

2. What areas of the property are you able to benchmark?

3. Enter the property’s total water use from all sources.

4. Submit evidence that you have benchmarked water consumption at the property.

For ENERGY STAR Portfolio Manager, submit the Water Performance report, available in the Reports tab.

Submit summary information from any other tool you might use.

This information does not need to be certified by a Professional Engineer.

IREM will keep this information in strict confidence. Any statistics on water performance we release will be for all certified properties in aggregate.

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https://portfoliomanager.energystar.gov/


B.10 Establish an IAQ management policy and planSetting a policy and plan for indoor air quality (IAQ) management will establish a formal commitment to healthy indoor environments. This policy and plan will facilitate goal-setting, assign roles, and lead to action. Use the template below to create your policy and plan, adding and omitting items as necessary. You may also attach your own policy and plan, or use a different template.

IAQ MANAGEMENT POLICY & PLANPART I: PROPERTY INFORMATION

Basic informationShopping center nameAddressAgeSizeManagement companyShopping center manager

PART II: IAQ MANAGEMENT POLICYEffective DateApproved By

Example:

XYZ Company is committed to healthy indoor environments. These quality environments are a direct result of exceptional real estate management and operations, and communicate to our clients and other stakeholders the quality of the services we provide. Tenants and their employees enjoy direct benefits from healthy indoor environments, increasing the likelihood of lease renewals, decreasing downtime between tenants, and reducing vacancy rates.

As such, we establish this policy to maintain healthy indoor environments in the properties we manage. While the Shopping Center Managers lead efforts in conjunction with the Maintenance Supervisor, everyone at the property is responsible for the success of this policy and for carrying out the contents of the IAQ Management Plan. Contractors must also abide by the policy and commit to concrete actions to reduce negative impact on IAQ.

PART III: COMPLAINT RESOLUTION(Note: This is an important component of an IAQ Management Plan. Risk management is a primary duty of real estate managers, and IAQ complaints can expose a property owner to litigation.)Step 1 Example: Record complaint, including

tenant and person, or shopping center guest, making complaint, time received, person in receipt, and nature of the issue.

Step 2 Example: Alert appropriate staff, including Shopping Center Manager and Maintenance Supervisor.

Step 3 Example: Respond to tenant or guest issuing complaint. Record conversation and/or retain emails for records.

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Step 4 Example: Investigate issue and remedy any problems. Record results of investigation and actions taken.

Step 5 Example: Inform tenant or guest of actions taken. Record conversation and/or retain emails for records.

PART IV: IAQ MANAGEMENT STRATEGIESPreventive MaintenanceIs preventive maintenance regularly performed?

___Yes___No

Does preventive maintenance schedule need to be adjusted for IAQ management considerations?

___Yes___No

Revisions to preventive maintenance plan to enhance IAQ

Date:Revision:

Date:Revision:

Date:Revision:

Janitorial/CleaningDescription of services Service provider:

Cleaning area:

Cleaning schedule:

Cleaning products used:

Green cleaning employed? ___Yes___No

Carpets Carpeted areas:

Cleaning schedule:

IAQ InspectionsSchedule ___Weekly

___Bi-weekly___Monthly___Quarterly___Annually

Staff responsible for walk-through inspections

Problems identified Date:Problem:Action taken:

Date:Problem:Action taken:

Pest management

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Description of services Service provider:

Schedule of services:

Description of program:

Integrated pest management (IPM) techniques

HVAC

Does preventive maintenance program include inspection, cleaning, and service of items critical to maintain healthy ventilation?

outdoor air intake opening damper controls air filters drip pans cooling and heating coils fan belts humidification equipment and

controls distribution systems exhaust fans

___Yes___No

Notes:

HVAC service provider(s) Company name:Contact:

Company name:Contact

Are service providers aware that you prioritize IAQ and knowledgeable of HVAC operations that are conducive to healthy indoor environments?

(Tip: Schedule a meeting to discuss IAQ with your service providers if necessary.)

___Yes___No

Notes:

Ventilation standards followed ___Local code or guidelines___ASHRAE___Other:

Describe level of temperature controllability

Monthly temperature-related complaints

Tip: Work toward fewer complaints without sacrificing energy

J F M A M J J A S O N D

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efficiency.

Moisture ControlMoisture control strategies Examples

Indoor relative humidity between 40 and 60 percent maintained

Regular inspections for standing water

Regular inspections for water damage

Water-damaged materials (e.g., ceiling tiles, carpeting) removed within 48 hours

Emergency response plan includes steps to take in the event of flooding

Tobacco SmokeSmoke-free center? ___Yes

___NoSmoking restricted by center entrances?

___Yes___No

Appropriate signage in place including at center entrances?

___Yes___No

Pollutant ControlOutdoor pollutant control strategies

Examples

Properly set and maintain mechanical ventilation systems

Ensure proper ventilation of parking garage

Prohibit delivery vehicles from idling at loading docks

Install walk-off mats at center entrances

Environmental pollutant control strategies

Examples

Annual radon testing Regular IAQ walk-through includes

inspection for mold Center has been inspected for

asbestos

Microbial control strategies Examples

Regular cleaning HVAC preventive maintenance Hand sanitizer stations at center

entrances Awareness alerts during illness

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outbreaks

VOC control strategies Examples

No-VOC products used in common areas

Low- and no-VOC products recommended for tenant build-outs

Off-gassing of furniture and other materials required

Chemical StorageIs an inventory of chemicals with MSDS maintained?

___Yes___No

Are chemicals confined to a properly vented area?

___Yes___No

Is the area regularly inspected for cleanliness and orderliness?

___Yes___No

PART V: IAQ IMPROVEMENT ACTION PLANAction #1 Example: Meet with HVAC service

providers by July 31 to discuss IAQ management.

Action #2 Example: Use no-VOC paint for common area painting scheduled for November.

Action #3 Example: Implement construction IAQ management guidelines for renovations and tenant build-outs by February 28.

Action #4Action #5

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B.11 Conduct an IAQ walk-throughRegular IAQ inspections will help you identify issues that negatively impact IAQ. Use the checklist to conduct a walk-through. Make corrections and recommend actions to tenants, where appropriate.

IAQ Inspection ChecklistInspection conducted by:Date:

Satisfactory X Unsatisfactory, requires attentionGENERAL OBSERVATIONSAir quality___No odors___Generally comfortable

Walls, ceilings, floors, surface areas___Flat surfaces free of dust___Walls, windows, ceilings clean and free of contaminants___Restroom surface areas clean___Mats and carpets clean___Furniture clean

Thermal comfort___Temperature feels comfortable___ Tenant employees and guests appear comfortable ___Thermostats functional/set appropriately

Lighting___Lighting adequate ___No glares

Acoustics___No areas of noise interference or loud noise

Moisture control___No standing water___No water damage___No mold or fungus growth

Pollutant sources___CO exhaust does not enter center from parking garage___CO exhaust does not enter center from loading dock___CO exhaust does not enter center from entrances___No tobacco smoke or odors

HVAC SYSTEMMechanical room___No storage of chemicals or equipment___No unusual odors___Equipment and floor clean___Proper drainage___Clean pans___No water pooling or excess moisture___No mineral deposits or microbial growth___No excessive noise or unusual sounds___No excessive vibrations___All controls functional

Air plenums and ducts___Mountings secure___No gaps or openings___Clean and free of debris___No microbial growth___No visible leaks___No unusual odors___Fireproofing secure and clean___Fire dampers open and accessible

Diffusers, Louvers, Grilles___Mountings secure___Unobstructed___Clean/free of debris___No water condensation

Fans___All hardware secure and functional___Unobstructed___Clean/free of debris___No water condensation___No corrosion___Belts and blades operational ___Controls operational

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Recommended Next StepsUse the EPA’s IAQ Building Education and Assessment Model (I-BEAM) to further your staff’s knowledge of healthy indoor environments. The program has educational modules, budgeting guidance, and additional checklists for more thorough IAQ inspections.

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http://www.epa.gov/iaq/largebldgs/i-beam/overview.html


B.12 Assess your recycling practices and optionsRe-evaluating the property’s recycling program can help to achieve diversion rate goals, and potentially save the property money through adjustments to services. Answer the questions below, and act on your findings.

1. Does the property currently have recycling services?

YesNo

2. If Yes, enter the name of the service provider below.

3. If No, who can provide recycling services for the property (e.g., city, waste management contractor)?

4. Contact service provider(s) and discuss the following with them. Summarize your discussion.a. If the property does not have recycling, discuss the recycling services

they provide.

What materials can be recycled

Whether recycling is single- or multi-stream

The containers they provide

Pricing (by weight, per container, per haul, etc.)

If they assist with tenant education

b. If the property already has recycling, explain that you are trying to improve your recycling program, and discuss current and additional services. Summarize your discussion.

Changes to services that might increase diversion rate

If the property has the correct containers

Additional services they offer (e.g., tenant education, cooking grease recycling, composting)

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B.13 Conduct a waste and recycling container auditAuditing the property’s waste and recycling containers can help you assess compliance with the recycling program and improve your diversion rate. You can also make adjustments to services that save money. Use the checklist to conduct the audit.

Waste and Recycling Container AuditAudit conducted byDate(s)Service provider(s)Description of servicesHauling/pick-up schedule

Item OK Not OK Notes or Action Required

Common areas have adequate waste and recycling containers

Example: Add recycling container near west elevator bank

Common areas have recycling signageWaste and recycling containers in common areas properly used

Example: See above. Recycling near west entrance overflowing. Need recycling at elevators.

Tenant spaces have adequate waste and recycling containersTenant spaces have recycling signageWaste and recycling containers in tenant spaces properly usedWaste and recycling dumpster area orderly and cleanWaste and recycling dumpsters do not contain e-waste/bulk itemsWaste dumpsters not overflowingWaste dumpsters full on pick-up day(s)

Example: Reduce number of pick-ups from 3x/week to 2x/week

Waste dumpsters do not contain recycling

Example: Train janitorial staff

Recycling dumpsters not overflowing Recycling dumpsters full on pick-up day(s)Recycling dumpsters do not contain waste

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B.14 Assess your purchasing practices and optionsAn assessment of your purchasing practices and options will help you procure environmentally preferable products in a practical, cost-effective manner. Answer the questions that follow.

1. Does the property or company have a sustainable or environmentally preferable purchasing (EPP) policy?

2. Estimate the percentage of sustainable products and materials by quantity or cost that the property uses for management operations. Include all applicable products—from paper goods to construction materials. Note: Do not be overly concerned if the percentage is low. The certification process is intended to help the property improve.

3. Record cost differentials for office, kitchen, restroom, and janitorial products that currently are not environmentally preferable (you do not have to complete the items that the property does not use or are already environmentally preferable). This will allow you to assess the feasibility of switching to the sustainable products.

Use cost information from your current supplier(s); you may want to have your account representative(s) complete this table. Alternatively, you can use the following sources, in addition to any other sources you find:

Staples – Shop Green Products

Office Depot Green Buyer’s Guide

The Green Book from Office Depot and Office Max (contains an excellent overview of product certifications)

EPA Safer Choice Product Finder

ENERGY STAR Product Finder

Product Cost of Standard Product

Cost of EPP* Product

Replace (Y/N)?

OfficeLetterhead paperLetter envelopesLarge envelopesCopy paperCopy tonerFile foldersDesktop sorters and

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https://www.energystar.gov/productfinder/

http://www2.epa.gov/saferchoice/products

http://www.officedepot.com/a/products/325865/The-Green-Book/

http://www.officedepot.com/a/guides/buygreen/buygreen/

http://www.staples.com/sbd/cre/marketing/easy-on-the-planet/shop-green-products.html


traysCalendars and plannersPensPencilsEasel padsChairsFloor chair padsTask light bulbs (standard vs. ENERGY STAR)Computers (standard vs. ENERGY STAR)Display monitors (standard vs. ENERGY STAR)Printers (standard vs. ENERGY STAR)

KitchenNapkinsCutleryPaper cupsPaper towelsTissuesAll-purpose cleaner (surfaces)Hand soapDish soap (for manual dishwashing)Dish detergent (for dishwasher use)Faucet (standard vs. high-efficiency)Refrigerator (standard vs. ENERGY STAR)Dishwasher (standard vs. ENERGY STAR)

RestroomBathroom tissueAll-purpose cleaner (surfaces)Toilet and urinal cleanerHand soapHand dryerFaucets (standard vs. high-efficiency)Toilets (standard vs. high-efficiency)Urinals (standard vs. high-efficiency)

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JanitorialGarbage can linersGlass cleanerCarpet cleanerCarpet stain removerTile cleanerAll-purpose cleaner (surfaces)Adhesive removerConcrete and asphalt cleaner

4. List ways to use sustainable materials in upcoming installations, renovations, and similar projects. List a minimum of 2 projects.

Example: Use no-VOC paint in east entrance wall painting, scheduled for March.

Example: Evaluate costs and benefits of energy-efficient model for chiller replacement next year.

Example: Get quotes on environmentally preferable furniture for new common area furniture installation, scheduled for September.

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B.15 Establish a sustainable purchasing policySetting a policy for sustainable purchasing will establish a formal commitment to sustainable materials and products, and create parameters around what your staff should order for property operations. It will also “green” your supply chain, extending sustainability beyond the shopping center. Use the template below to create your policy, adding and omitting items as necessary. You may also attach your own policy, or use a different template.

SUSTAINABLE PURCHASING POLICYPART I: PROPERTY INFORMATION


PART II: SUSTAINABLE PURCHASING POLICY STATEMENTEffective DateApproved By

Example:

XYZ Company is committed to managing and operating real estate in such a way that minimizes the footprint of the property and positively contributes to environmental goals. These business practices are not only good for the environment, but they also create positive financial results.

As such, each property shall follow sustainable purchasing guidelines for all products required for operations in areas under management control. While the Shopping Center Manager has primary responsibility for adherence to this policy, the following guidelines shall be followed by all property staff. Consult your supervisor when these guidelines are not practical or cost-effective, and s/he will consult with the Director of Operations for an acceptable alternative.

PART III: SUSTAINABLE PURCHASING GUIDELINESSample clauses:

1. Areas under management control shall use, and require contractors and consultants to use, products manufactured with the maximum practicable amount of recovered material, especially post-consumer material. This includes office supplies, janitorial products, sanitation products, lubricating oils, construction materials, and building and maintenance products.

2. Areas under management control shall use, and require contractors and consultants to use, environmentally preferable products whenever cost-effective and to the extent practicable.

3. Property staff shall send and store information electronically when possible. This includes email, website, and electronic fax.

4. Areas under management control shall use remanufactured laser printer

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toner cartridges and remanufactured or refillable inkjet cartridges.

5. Printing and writing papers, including all imprinted letterhead paper, envelopes, copy paper, and business cards, shall contain a minimum of 30 percent post-consumer recycled content.

6. Property staff shall conduct routine maintenance on products/equipment to increase the useful life.

7. Property staff shall consider durability and reparability of products prior to purchase.

8. Property staff shall ensure that they use both sides of paper sheets whenever practicable.

9. The Shopping Center Manager, in consultation with the Director of Operations as needed, shall develop and maintain a designated product list that addresses property-specific purchasing requirements.

10. The Shopping Center Manager, in consultation with the Director of Operations as needed, shall develop and maintain a recommended product list for tenant build-outs, to be distributed to new tenants.

11. The Shopping Center Manager, in consultation with the Director of Operations as needed, shall develop and implement additional purchasing and waste-prevention guidelines that are specific to the property, including the owner’s goals for the asset.

12. Property staff shall obtain environmental performance information when considering bids from contractors and consultants, and include environmental performance in selection criteria.

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ENERGY CATEGORY ACTIVITIES

ENERGY CATEGORY ACTIVITIESE.1 Commit to ongoing training on energy management for maintenance teamEfficiency in day-to-day operations of property equipment requires a knowledgeable maintenance team. Commit to dedicating the resources and time necessary to skill-building in energy management for your team.

Training can include live and online courses, conference sessions, on-the-job activities, and self-study. Training resources are listed below.

I commit to ongoing training on energy management for my maintenance team.

Training Resources

Association for Energy Affordability (AEA) www.aea.us.org

Association of Energy Engineers (AEE) www.aeecenter.org

ASHRAE https://www.ashrae.org/education--certification

BOMI International www.bomi.org

Building Operator Certification (BOC®) www.theboc.info

ENERGY STAR https://www.energystar.gov/buildings/training

International Council of Shopping Centers (ICSC) http://www.icsc.org/publications/item/green-tactics-from-retailers-and-shopping-centers

International Facility Management Association (IFMA) http://www.ifma.org/professional-development/credentials

IREM www.irem.org/drvcourses and www.irem.org/education/courses?COURSE=SRM001&STATE=1

U.S. Green Building Council (USGBC) www.usgbc.org/education

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http://www.usgbc.org/education

http://www.irem.org/education/courses?COURSE=SRM001&STATE=1


http://www.irem.org/drvcourses

http://www.ifma.org/professional-development/credentials

http://www.icsc.org/publications/item/green-tactics-from-retailers-and-shopping-centers


https://www.energystar.gov/buildings/training

http://www.theboc.info/

http://www.bomi.org/

https://www.ashrae.org/education--certification

http://www.aeecenter.org/

http://www.aea.us.org/


E. 2 Hold periodic property manager-maintenance supervisor meetings to discuss energy management and property financialsGreater understanding of how energy management impacts property financial performance will lead to better results. Commit to holding periodic property manager-maintenance supervisor meetings to review energy management progress and how it impacts property expenses—especially utility costs.

You should be tracking sustainability’s effect on property financials as part of your baseline commitment for the certification, so refer to that requirement and use your financial tracking data in the meetings.

I commit to periodic property manager-maintenance supervisor meetings to discuss energy management and property financials.

I plan to hold these meetings:

MonthlyQuarterlyAnnually

Sample Agenda for First Meeting

Discuss why we are meeting (i.e., energy management reduces expenses, which improves the bottom line and helps meet the property’s investment goals)

Review energy management program and goals

Identify relevant budgetary items and set baselines

Discuss trends and issues

Next steps

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E.3 Conduct a walk-through to detect malfunctioning equipment and opportunities for improvementA simple walk-through of the property can help identify issues and identify opportunities for improvement in energy systems. Use the checklist to conduct your walk-through. Retain the checklist with your certification records.

SHOPPING CENTER ENERGY EFFICIENCY WALK-THROUGHWalk-through conducted byDate(s)Date(s) of last walk-through

Operations & Maintenance (O&M)


Preventive and routine maintenance plan/schedule adhered toBenchmarking tool (e.g., Portfolio Manager) regularly updated

EMS/BAS/BMS functioning and fully engaged

Example: Contact BAS vendor to check that all features are fully utilized

Equipment room(s) orderlyVacant spaces appropriately conditioned/lightedMaintenance team trained on property equipmentContractors effective and fully utilizedTemperature set-points optimalThermostats adjusted seasonally at optimal set-pointsAccess to thermostats appropriately restrictedAcceptable number of hot/cold calls from tenants

Building Envelope


No visible cracks in exteriorDoors properly aligned and sealed

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Automatic and vestibule doors functionalWindows properly aligned and sealedBlinds and curtains fully functionalNo windows and/or doors left openConditioned and unconditioned spaces properly insulatedOutdoor shading devices properly positioned and functionalRoof properly maintained and in good condition

HVAC


HVAC system meets loadsChiller(s) appears functional, with no visible issuesCooling tower(s) appears functional, with no visible issuesBoiler(s) appears functional, with no visible issuesEquipment free of soot, mineral deposits, pooling water, etc.Filters and coils clean and maintainedDuct and pipe insulation in place and intact Run-time schedule optimized/HVAC operating only when necessary

Example: Cooling system turns on afterhours

Temperature set-points optimalSensors functional and calibratedAutomatic controls functional and properly setDampers and valves close tightlySteam traps maintained and functionalNo unnecessary or

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mysterious cycling Boiler system staging and sequencing optimalCompressor system staging and sequencing optimalFans and pumps not operating excessivelyVariable frequency drives (VFDs) operating as intendedAir flow feels correct and consistent from one space to the nextNo noticeable air leaks from ducts and plenums Return, outdoor, and exhaust dampers properly sequencedAir inlets and outlets clean and unobstructed

Lighting


No lights on in unoccupied areas All de-lamping opportunities takenBallasts disconnected where de-lamping has occurred Two lamps removed from four-lamp fixtures where possibleIncandescent lights replaced with CFLs or HIDsT-12s converted to T-8s and/or T-5sLEDs installed where possible (e.g., exit signs)Occupancy sensors installed and functionalLighting sweep switches installed and functionalSecurity/outdoor lighting automatically controlled and not excessive

Domestic hot waterItem OK Not Notes or Action Required

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OKHot water temperature not excessiveWater temperature reduced during unoccupied periodsSystem insulation installed and intactNo apparent water drips or leaksWater heater coils clean and maintainedHot water recirculation pumps do not run continuously

Plug loads


Tenants educated on plug loads and energy efficiency Computers off after operating hoursFax machines and copiers off after operating hoursPoint of sale systems off after operating hoursNo space heatersVending machines powered down when possibleRefrigerated drinking fountains powered down in unoccupied spaces

Additional Steps

Investigate your demand charges. Are they excessive? Can you participate in a demand response program?

Where the walk-through revealed any issues, explore what types of O&M changes and/or equipment retrofits would improve energy efficiency.

Obtain quotes on a retro-commissioning study. This study ensures that all equipment is properly set, staged, and sequenced, and investigates your O&M program for areas to improve energy efficiency.

Obtain quotes on a comprehensive energy audit.

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E.4 Provide information to tenants on energy managementTenant behavior has a big impact on energy performance. For instance, plug loads—from equipment such as copiers, refrigerators, and computers—account for about 30% of U.S. commercial building energy consumption. Inform tenants about your energy management program and invite them to help meet energy efficiency goals.

Use the template below to send out emails to tenant representatives or post information to your tenant portal. Feel free to adapt the template for type of shopping center and leases, the method of communication, and to conceal or share as much information as you like.

Dear [insert name of tenant representative]:

Energy efficiency is an important part of [insert shopping center name]’s sustainability initiatives. An energy efficient shopping center can lower your occupancy costs, provide marketing benefits to your company, and, combined with other sustainability attributes, may result in health and productivity benefits for your employees. Energy efficiency also helps reduce greenhouse gas emissions.

We would like to invite [insert tenant company name] to be a part of our efforts to make the shopping center more energy efficient. As a first step, we are sharing some of the steps we have taken to reduce energy consumption.

[insert examples from energy management program]

We installed high-efficiency LED lights in the parking lots in April 2014.

HVAC systems were retro-commissioned (adjusted and fine-tuned to perform more efficiently) in May 2015.

Common area lights were retrofitted with high-efficiency fixtures and bulbs in August 2015.

We would also like to offer the following services at no charge:

Walk-through of your space to determine potential energy-saving improvements. For example, plug loads from computers, copiers, and other equipment can contribute as much as 30% to your energy consumption.

Advice on how to realize marketing benefits from occupying space in an energy efficient and sustainable shopping center

Lease evaluation, to determine ways to share in the benefits of property energy performance based on lease provisions related to capital improvements

I also invite you to explore the ENERGY STAR Bring Your Green to Work resources for use in your business operations. Resources on this page include free posters, tip cards, and flyers on how to operate an energy efficient space.

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http://www.energystar.gov/buildings/about-us/how-can-we-help-you/communicate/energy-star-communications-toolkit/bring-your-green-work


Please contact me if you have any questions or would like to discuss our sustainability program and how we might collaborate to make the shopping center more efficient.

Sincerely,

[insert name]

Additional Steps

Download the ENERGY STAR Bring Your Green to Work presentation, adapt it, and host a lunch ‘n learn for tenant representatives.

Give tenant representatives a tour of the energy efficient features of your property.

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http://www.energystar.gov/buildings/tools-and-resources/bring-your-green-work-lunch-learn-presentation-employees


E.5 Recommend ENERGY STAR equipment for tenant buld-outsENERGY STAR equipment can reduce energy consumption in tenant spaces. As tenant build-outs occur, recommend that tenants install ENERGY STAR equipment. You have a couple of options for making this recommendation:

Include the recommendation in any design standards for tenant build-outs.

Use the memo template to send an email to new tenants or their agents during the design phase of tenant build-out projects.


As you choose equipment and fixtures for your new space, please consider installing ENERGY STAR products. The ENERGY STAR label allows you to easily identify products that meet strict requirements for energy efficiency. You can search for ENERGY STAR products at www.energystar.gov/products. Discounts may be available for bulk purchases.

ENERGY STAR models of the following equipment are available:

Computers

Copiers and Faxes

Data Storage

Enterprise Servers

Ice Makers

Light Bulbs & Fixtures

Mailing Machines

Monitors and Displays

Notebook Computers and Tablet PCs

Printers and Scanners

Refrigerators

Telephones

Televisions

Vending Machines

Water Coolers

Please let me know if I can be of assistance in identifying energy-efficient equipment. My team and I look forward to providing you with excellent service.

Sincerely,

[insert name]

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http://www.energystar.gov/products


E.6 Reduce energy consumption by 5% over baseline in areas under management controlSetting energy use reduction goals is the only way to advance your energy management program. To earn these points:

Establish your baseline energy measurement. This baseline can go back 3 calendar years into the past, based on the year in which you begin the certification process. For example, if you begin working toward the certification in November 2015, you can set your baseline beginning January 1, 2012.

Make energy efficiency improvements.

Achieve at least a 5% reduction in energy use over baseline in areas under management control. This means that you do not have to count separately metered spaces.

1. Indicate your baseline date and energy use intensity (EUI) for areas under management control.

Baseline Date EUI

2. Indicate the EUI and percentage improvement over the established baseline.

New EUI Percentage Improvement

3. List at least 2 improvements you made to achieve the energy use reduction.1.2.

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E.7 Conduct an energy meter inventoryShopping centers often have several energy meters in service, tracking energy use in different parts of the property. Conducting an inventory of these meters will help you and your team monitor energy consumption in the spaces serviced by those meters. Use this table to conduct your energy meter inventory.

There are separate sections for utility and private meters. Private meters are those installed by a service provider and typically monitor individual pieces of HVAC equipment or specific spaces.

For the utility meter inventory, your maintenance team may have to walk around the outside of the property to identify electrical service drops and track those drops to meters inside the property. They may also have to track wiring from the meters to the spaces they service. Check with your utility account representative to see if they can send someone to assist you in the inventory.

Utility MetersMeter Space(s) Serviced Smart/pulse/

interval meter (Y/N)?

Data available from utility

Utility Meter #1

West common areas and elevators

Y N

Private MetersMeter Manufacturer Type of

MeterEquipment or space(s) serviced

Operational (Y/N)?

Data collection system

HVAC Meter #1

Leviton 15-min interval

Chiller Y EMS

Additional Steps

1. Match the utility bills you receive with each of the meters, if possible. Track the utility expenses for each meter, and correlate energy efficiency improvements with your expense tracking for the separate meters.

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2. Inquire with your utility about obtaining the interval data from any utility smart meters in service. Interval data can help identify trends, detect equipment faults, and reduce demand charges.

3. Engage a qualified service provider to obtain quotes on energy management services that include:

Extracting energy data from your utility meter(s)

Installing additional energy monitoring equipment such as submeters on equipment or spaces

Collecting and/or analyzing energy data from the meters

Recommending operational and equipment improvements to improve the energy efficiency of the property. You may be surprised at the paybacks possible for these services and the scope of the improvements you are able to make.

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E.8 Determine if onsite renewable energy installations are feasible for the propertyOnsite renewable energy installations can help a property reach a new level of energy efficiency, along with operational improvements and financially feasible equipment retrofits. Even before engaging a renewable energy contractor, you can perform a basic assessment to determine if the property could support an installation. Work with your maintenance team to answer the questions below.

1. Inspect the site on which the property sits and consider local climate factors. a. Does the property receive a steady stream of sunlight or wind?

b. Are there any buildings, foliage, or other objects blocking the sun or wind?

2. Inspect the roof. a. Could the roof support the weight of a renewable energy installation, such

as a wind turbine, a solar array, or a cogeneration system?

b. Is there room to install, maintain, and service the equipment?

3. Are there other areas of the property that could house a renewable energy installation? This could include a parking garage roof or currently landscaped area for solar panels, an equipment room with space for a cogeneration unit (essentially an engine), or another suitable area.

4. Are incentives available for renewable energy installations? Government and utility incentives are important to financing an installation and achieving an acceptable payback. Incentives can include special financing, tax credits and deductions, grants, and equipment rebates.

Check www.dsireusa.org. This website lists available incentives by zip code.

If available and applicable, list at least 3 incentives that might help with your renewable energy installation.

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http://www.dsireusa.org/


5. Are Renewable Energy Credits (RECs) available for the power your installation generates? The additional income generated from these RECs can increase the value of an investment in renewable energy.

Check www.dsireusa.org. This website shows the availability of RECs by zip code. Describe what you discovered in the space below.

6. Check state and local regulations on renewable energy installations. Issues to investigate include:

Building and zoning codes

Setback requirements

Net metering requirements (standards for measuring power generated and used)

Permitting, including preferential treatment

Check www.dsireusa.org. This website lists regulatory issues by zip code. Describe what you discovered in the space below.

Additional steps

Engage a qualified renewable energy contractor to perform a full feasibility study, including a site assessment and financial analysis.

Monitor changes in renewable energy technology, as well as in the availability of incentives and RECs.

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Baseline Date EUI




48







Baseline Date EUI




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E.11 Implement at least one green or energy-aligned leaseGreen leases (also called energy-aligned and high-performance leases) align the financial and energy incentives of property owners and tenants so they can work together on energy efficiency. To earn points:

Implement or have in place at least one green lease (see resources below).

The green lease must have the following clauses, at a minimum:

– Tenant cost recovery clause for capital expenses intended to save energy. In this case the annual pass-through amount is typically determined either by an amortization schedule or projected savings.

– If the property has separately metered spaces, a clause whereby the tenant agrees to share utility data for whole-property energy benchmarking.

– A clause whereby the owner agrees to share the property’s total energy use with the tenant on an annual basis at minimum.

1. How many green leases does the property have?

12-56-1010+

2. When was the green lease implemented?

Additional steps & resources

Template green lease clauses from the City of New York

Green Lease Library —guidance, case studies, and resources

Green Lease Leaders™ designation—owners, brokers, brokerage teams, and tenant companies can get additional recognition for green leasing programs

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http://www.greenleaselibrary.com/green-lease-leaders.html

http://www.greenleaselibrary.com/

http://www.nyc.gov/html/gbee/downloads/pdf/eac_&_overview.pdf


E.12 Install energy-efficient lighting in the parking lot

The lights in parking areas represent a great opportunity to increase the overall energy efficiency of the property. Retrofits with high-efficiency lighting such as LEDs have become much more economically feasible. These retrofits can cut energy costs by up to 70% and maintenance costs by up to 90%, resulting in quick paybacks.

To earn these points:

You must have installed energy-efficient lighting in at least 75% of the parking areas that service the property.

If you need to complete the installation in order to earn the points, engage a qualified solutions provider or lighting vendor. Remember to check www.dsireusa.org for incentives and rebate programs. Your solutions provider should advise on and access any available incentives.

Submit an invoice or other proof of the installation.

Check the box.

The property has high-efficiency lighting in at least 75% of the parking areas that service the property.

Additional steps & resources

Lighting Energy Efficiency in Parking (LEEP) Campaign

Green Parking Council and Green Garage Certification

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http://www.greenparkingcouncil.org/

http://www.leepcampaign.org/



E.13 Install a cool roof on at least 15% of the entire roof surfaceCool roofs reflect sunlight and absorb less heat than standard roofs, reducing demand on HVAC systems. Shopping centers are often comprised of large amounts of roof surface area and typically require regular re-roofing projects as roofing materials wear on different parts of the property.

To earn these points:

You must have installed a cool roof on at least 15% of the entire roof surface. This likely means that you have opted for a cool roof for at least one re-roofing project.

It is highly recommended that you continue installing cool roofs instead of conventional roofs as additional re-roofing projects become necessary.

Submit an invoice, a photo, or other proof of the installation.

Answer the questions.

1. Estimate the percentage of the entire roof surface for the shopping center that has a cool roof.

_____%

2. What were the results of the cool roof project, in terms of energy use reduction?

3. What are your plans for installing additional cool roofs on the different parts of the property (if applicable)?

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WATER CATEGORY ACTIVITIES

WATER CATEGORY ACTIVITIESW.1 Commit to ongoing training on water management for maintenance teamEfficiency in day-to-day operations of property equipment requires a knowledgeable maintenance team. Commit to dedicating the resources and time necessary to skill-building in water management for your team.

Training can include live and online courses, conference sessions, on-the-job activities, and self-study. Training resources are listed below.

I commit to ongoing training on water management for my maintenance team.

Training Resources

Environmental Defense Fund (EDF) http://business.edf.org/projects/featured/water-efficiency-and-att/

EPA WaterSense www.epa.gov/watersense/

GSA Sustainable Facilities Tool www.sftool.gov

International Council of Shopping Centers (ICSC) http://www.icsc.org/publications/item/green-tactics-from-retailers-and-shopping-centers

IREM www.irem.org/education/learning-toolbox//tutorials/landscaping and www.irem.org/education/courses?COURSE=SRM001&STATE=1

Southface www.southfaceonlinetraining.org

U.S. Department of Energy http://energy.gov/eere/femp/best-management-practices-water-efficiency

Whole Building Design Guide www.wbdg.org/design/conserve_water.php

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https://www.wbdg.org/design/conserve_water.php

http://energy.gov/eere/femp/best-management-practices-water-efficiency

http://energy.gov/eere/femp/best-management-practices-water-efficiency

http://www.southfaceonlinetraining.org/


http://www.irem.org/education/learning-toolbox//tutorials/landscaping



http://www.sftool.gov/

http://www.epa.gov/watersense/

http://business.edf.org/projects/featured/water-efficiency-and-att/


W.2 Check for water leaksHundreds of gallons of water can be lost through leaks. Large leaks can lead to water damage, mold, and other issues. Regularly checking for leaks will help you reach water efficiency goals for the property. Use the checklist to inspect for water leaks. Add and remove sections and/or items as necessary.

WATER LEAK INSPECTION CHECKLISTInspection conducted byDate(s)Date(s) of last inspection

Water System


Check the water meter(s) and lines running into itCheck water leak detector dial on the water meter(s)- Turn off all water

systems and items.- Watch the water

meter for a minute or more.

- If the leak detection dial is moving continuously, the property may have a leak.

- Continue the inspection or engage a service provider if you think the leak is large.

Check the property’s “wet wall(s)”—the walls that carry the main water linesCheck water supply linesCheck water return linesCheck for failing, freezing, or worn pipes- Connections,

fittings, and valves

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need close inspection.

Check water heater(s) for leaks

Restrooms

Restroom #1 Item OK Not OK Notes or Action Required

Check toiletsCheck faucetsCheck urinalsCheck ceilings, walls, and floors for water damage

Restroom #2 Item OK Not OK

Notes or Action Required













Check toiletsCheck faucets

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Check urinalsCheck ceilings, walls, and floors for water damage

Kitchens

Kitchen #1 Item OK Not OK Notes or Action Required

Check faucetCheck dishwasherCheck icemakerCheck ceilings, walls, and floors for water damage

Kitchen #2 Item OK Not OK














Check faucetCheck dishwasher

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Check icemakerCheck ceilings, walls, and floors for water damage

Landscaping/Irrigation & Fountains


Check irrigation linesCheck irrigation spigotsEnsure spigots are properly positioned and not spraying onto pavementCheck for signs of underground leaks—pooled water, swampy ground, moldy areas, or sunken earthCheck fountain exterior for signs of leaks and cracksCheck fountain water levels to avoid splash and overflowCheck fountain pumpsCheck lines and filters

HVAC System


Check equipment room(s) for pooled water and unusual condensateCheck seams, gaskets, and seals on all HVAC unitsCheck condensate pans for overflowCheck for clogged condensate drainCheck evaporator coils Check circulating pumps for leaks around seals and packingCheck all pressure relief valvesCheck all automatic air ventsCheck back flow preventer for proper

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functionCheck cooling tower makeup and bleed water linesCheck for mineral build-up and blockages in cooling tower fill and basin

Additional steps

Use the resources available at the Environmental Defense Fund (EDF) website to evaluate the property’s cooling tower water use, if applicable

Explore other water efficiency practices at the EPA’s website: http://www.epa.gov/watersense/commercial/bmps.html

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http://www.epa.gov/watersense/commercial/bmps.html




W.3 Provide information to tenants on water managementYou can better reach sustainability goals by including tenants in your efforts. Many tenants already have sustainability initiatives, and aligning your efforts can help you all meet your goals. Use the template to inform tenants about your water management program. Consider combining this memo/email with the one from E.4 if you plan to earn points for both activities.


Water efficiency is an important part of [insert shopping center name]’s sustainability initiatives. A water-efficient shopping center can lower your occupancy costs, provide marketing benefits to your company, and help us all contribute to improving our shared environment.

We would like to invite [insert tenant company name] to be a part of our efforts to make the shopping center more water efficient. As a first step, we would like to share the following information about the water performance of the shopping center:

[Insert examples of water efficiency goals, achievements, and systems.]

Example: The shopping center has reduced water use by 18% over the past three years.

Example: We have achieved water reductions by eliminating water waste, installing high efficiency water fixtures, and landscaping with native plants that require less watering.

Example: Our goal is to reduce the shopping center’s water use by another 10% in the next 18 months.

We will keep you informed of our progress. I would be happy to meet with you to share more details about our water management program, including ways to make your space more water efficient.

Sincerely,

[insert name]

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W.4 Establish a plan for improving water efficiency in landscapingLandscaping accounts for almost 40% of total shopping center water use—the most of any system. Water use reductions in landscaping can have a large impact on overall water efficiency. Use the template to establish a plan to improve water efficiency in landscaping. Try to include both short- and long-term action items in your plan. Examples are included below. If you need other ideas, view this free IREM tutorial or talk to your landscaping contractor.

LANDSCAPING WATER EFFICIENCY IMPROVEMENT PLANPART I: BASIC PROPERTY INFORMATION


PART II: LANDSCAPING INFORMATIONTotal landscaped area

(apprx. sq ft)Irrigation system description

Current watering schedule Example: 2x/day, mid-morning and late evening

PART III: ACTION PLAN Action item Description Timelin

e

1. Adjust watering schedule.

Water once at night only 4 days/week and observe effect on plantings.

1 week

2. Check landscaping system for issues.

Regularly assess irrigation placement and function, seasonal adjustments, proper mulching and maintenance, water runoff, and other issues.

1 week

3. Replace irrigation nozzles with water efficient models.

Have landscaping contractor provide quotes on water efficient nozzles and obtain budgetary approval if necessary.

6 weeks

4. Install a smart irrigation control system.

Have landscaping contractor provide quotes on smart control system and obtain budgetary approval if necessary.

3 months

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http://www.irem.org/education/learning-toolbox/tutorials/landscaping


5. Replace 25% of planted area with xeriscaping.

Have landscaping contractor provide quotes on xeriscaping/native plant systems and obtain budgetary approval if necessary.

1 year

6.

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W.5 Install high-efficiency fixtures in areas under management control and recommend high-efficiency fixtures for tenant build-outsAfter operational improvements to increase water efficiency, a property can reduce water use with high-efficiency fixtures. Faucets, toilets, urinals, and showerheads are all available as high-efficiency models under the following water use standards.

Note: To earn points for this activity, you must retrofit (or already have retrofitted) at least 75% of the fixtures under management control by any of the standards in the table.

If you have installed any ENERGY STAR washing machines and dishwashers, you may include those to qualify, as those models are water-efficient.

You must also recommend high-efficiency fixtures for tenant build-outs. Use the email/memo template to send the recommendation to tenant representatives before they begin their build-out, post the information to your tenant portal, or include it in your design guidelines.

Standard Toilets (gpf)

Urinals (gpf)

Public lavatory faucets (gpm)

Private lavatory faucets (gpm)

Kitchen faucets (gpm)

Showerheads

High-efficiency 1.28 0.125 0.5 1.5 2.2 1.5EPA WaterSense

1.28 0.5 0.5 1.5 N/A 2.0

UPC/IPC 1.6 1.0 0.5 2.2 2.2 2.5

1. Complete the table below.

FIXTURE TYPE TOTAL NUMBER UNDER MANAGEMENT CONTROL

TOTAL HIGH EFFICIENCY MODELS

ToiletsUrinalsPublic lavatory faucetsPrivate lavatory faucetsKitchen faucetsShowerheadsDishwashersWashing machines

Grand totals

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2. Fill in the blanks in the following statement.

_________% of total water fixtures have been retrofitted to water-efficient models. The property is/is not qualified for these Water points toward the certification.

3. Recommend high-efficiency fixtures for tenant build-outs, using the template.


Welcome to [insert shopping center name]! As you know, the shopping center has a comprehensive sustainability program, and one of our areas of focus is water efficiency.

You can help with our water management efforts by considering high-efficiency fixtures for the build-out of your store.

We recommend fixtures under one of the following specifications:

Standard Toilets (gpf)

Urinals (gpf)

Public lavatory faucets (gpm)

Private lavatory faucets (gpm)

Kitchen faucets (gpm)

Showerheads

High-efficiency 1.28 0.125 0.5 1.5 2.2 1.5EPA WaterSense

1.28 0.5 0.5 1.5 N/A 2.0

UPC/IPC 1.6 1.0 0.5 2.2 2.2 2.5

Please feel free to contact me with any questions or concerns. Thank you for considering water efficient fixtures for your project. My team and I look forward to meeting your expectations with quality service.

Sincerely,

[insert name]

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W.6 Conduct an inventory of water metersShopping centers often have several water meters in service, tracking water use in different parts of the property. Conducting an inventory of these meters will help you and your team monitor water consumption in the spaces serviced by those meters. Use these tables to conduct your water meter inventory.There are separate tables for utility and private meters. Private meters are those installed by a service provider and typically monitor individual pieces of HVAC equipment or specific spaces. Private water meters can detect leaks and monitor usage.

Check with your utility account representative to see if they can send someone to assist you in the utility meter inventory.

Utility MetersMeter Space(s) Serviced Smart meter

(Y/N)?Data available from utility?

Utility Meter #1

Exteriors (landscaping and fountains)

Y N

Private MetersMeter Manufacture

rType of Meter

Equipment or space(s) serviced

Operational (Y/N)?

Data collection system

HVAC Meter #1

Dwyer Leak detection

AHU drip pan

Y N/A—visual and audible alarms

Additional Steps

1. Match the utility bills you receive with each of the meters, if possible. Track the utility expenses for each meter, and correlate water efficiency improvements with your expense tracking for the separate meters.

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2. Inquire with your utility about obtaining the interval data from any utility smart meters in service. Interval data can help identify trends and detect equipment faults.

3. Engage a qualified service provider to obtain quotes on water management services that include:

Extracting water data from your utility meter(s) (if applicable)

Installing additional water monitoring equipment such as leak detectors and submeters on equipment or spaces

Collecting and/or analyzing water data from the meters

Recommending operational and equipment improvements to improve the water efficiency of the property. You may be surprised at the paybacks possible for these services and the scope of the improvements you are able to make, especially if you consider energy efficiency together with water efficiency in large equipment such as cooling towers.

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W.7 Reduce water use by 5% over baseline in areas under management controlSetting water use reduction goals is the only way to advance your water management program. To earn these points:

Establish your baseline water measurement. This baseline can go back 3 calendar years into the past, based on the year in which you begin the certification process. For example, if you begin working toward the certification in November 2015, you can set your baseline beginning January 1, 2012.

Make water efficiency improvements.

Achieve at least a 5% reduction in water use over baseline in areas under management control. This means that you do not have to count separately metered spaces.

1. Indicate your baseline date and water use for areas under management control.

Baseline Date Monthly water use in kgal or kgal/ft2

2. Indicate the water use and percentage improvement over the established baseline.

New monthly water use in kgal or kgal/ft2

Percentage Improvement

3. List at least 2 improvements you made to achieve the water use reduction.1.2.

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W.8 Reduce water use by 10% over baseline in areas under management controlSetting water use reduction goals is the only way to advance your water management program. To earn these points:

Establish your baseline water measurement. This baseline can go back 3 calendar years into the past, based on the year in which you begin the certification process. For example, if you begin working toward the certification in November 2015, you can set your baseline beginning January 1, 2012.

Make water efficiency improvements.

Achieve at least a 10% reduction in water use over baseline in areas under management control. This means that you do not have to count separately metered spaces.

1. Indicate your baseline date and water use for areas under management control.

Baseline Date Monthly water use in kgal or kgal/ft2

2. Indicate the water use and percentage improvement over the established baseline.

New monthly water use in kgal or kgal/ft2

Percentage Improvement

3. List at least 2 improvements you made to achieve the water use reduction.1.2.

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W.9 Replace 25% of existing planted area with native vegetation/xeriscaping in areas under management controlLandscaping can account for as much as 40% of shopping center water consumption, the most of any system. Replacing plants with native vegetation or xeriscaping can greatly reduce water usage. To earn points:

You must have replaced at least 25% of the entire planted area under management control with native vegetation, drought-tolerant plants, and/or xeriscaping.

Answer the questions that follow.

1. Estimate the percentage of planted area comprised of native vegetation, drought-tolerant plants, and/or xeriscaping.

_____%

2. Describe the plantings, including types of plants and planting strategies that reduce water consumption.

Additional Steps and Resources

Work toward replacing most or all of the planted area with native vegetation and/or xeriscaping.

Combine planting strategies with other water efficiency measures such as proper landscaping maintenance, reduced watering, smart irrigation controls, and water-efficient irrigation spigots.

View this free IREM tutorial for additional ideas to reduce water consumption in the shopping center landscaping.

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http://www.irem.org/education/learning-toolbox//tutorials/landscaping

http://education.nationalgeographic.com/encyclopedia/xeriscaping/


W.10 Install a water reuse systemReusing water for non-potable purposes can add to overall water efficiency. Uses of reclaimed water can include:

Cooling tower makeup

Landscape irrigation

Pool, fountain, or pond makeup

Toilet or urinal flushing

Outdoor cleaning and rinsing

Construction activities

Water reuse systems can be simple rainwater collection barrels or complex networks of containers, pumps, and pipes that treat and recycle water already in use in the property, also known as “graywater.”

For most existing properties, a complex system is cost-prohibitive, so it is recommended that you focus on simple rainwater collection containers. You can also speak with your HVAC contractor or water utility about using recycled water for cooling tower makeup, if applicable.

Note that state and local laws and regulations often determine how you can reuse water.

To learn more about water reuse, visit this EPA Region 9 Web page.

1. Describe your water reuse system, including how water is collected and used.

2. By what percentage did the property’s water use decline after installation and use of the system? Express this as a percentage of total water use for the property or water use for the particular purpose (e.g., landscaping).

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http://www.epa.gov/region9/water/recycling/

HEALTH CATEGORY ACTIVITIES

HEALTH CATEGORY ACTIVTIESH.1 Establish a green construction policy for renovations and tenant build-outsConstruction projects produce dust and waste that negatively impact a property’s indoor air quality. A green construction policy requires construction crews to follow procedures that control this particulate matter. Use the template to create your policy. Consider incorporating this policy and/or the guidelines in your leases and contracts.

GREEN CONSTRUCTION POLICYPART I: PROPERTY INFORMATION


PART II: GREEN CONSTRUCTION POLICY STATEMENTEffective DateApproved By

Example:

XYZ Company is committed to managing and operating real estate in such a way that minimizes the footprint of the property and has a positive impact on occupants. These business practices are not only good for the environment, but they also create positive financial results.

As such, each property shall follow green construction guidelines for all construction projects, including repairs, renovations, and tenant build-outs. While the Shopping Center Manager has primary responsibility for adherence to this policy, the following guidelines shall be followed by all property staff and contractors, including everyone on construction work teams. Consult your supervisor when these guidelines are not practical or cost-effective, and s/he will consult with the Director of Operations for an acceptable alternative.

PART III: GREEN CONSTRUCTION GUIDELINESSample clauses:

CONSTRUCTION AREA

Use temporary protective dust curtains to separate the work area from other occupied spaces and prevent dust and odors from escaping.

Provide walk-off mats for workers to prevent tracking dust and contaminants from the construction area.

Protect porous or fibrous materials such as carpet from absorbing VOCs

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until installed. Keep the work area dry so porous materials do not absorb moisture. Clean up dust immediately following construction activity. Keep containers closed when not in use.

VENTILATION

Seal off air supplies and returns to protect the ventilation system components from contamination, OR thoroughly clean ductwork and ventilation components prior to occupancy.

Provide a continuous minimum ventilation rate of 1 air change per hour during construction, OR conduct a flush-out for three days at 100% outside air, after construction ends and prior to occupancy.

Provide a minimum of MERV 4 filtration on return air system if operated during construction, and replace filter(s) prior to occupancy.

During installation of carpet, primer, paints, adhesives, furnishings, and other VOC-emitting products, provide supplemental ventilation for at least 72 hours after work is completed.

Preferred HVAC system operation is supply air only, with exhaust provided through windows. Use exhaust fans to pull exhaust air from deep interior locations. Stair towers and other paths to exterior can be useful during this process.

WORKER PROTECTION

Provide N-95 or better dust masks to workers who are generating dust or particulates, such as deconstruction or sanding drywall or wood.

Require VOC-safe respirator masks for workers installing any product that contains over 150 grams per liter of VOCs.

EXECUTION

Conduct regular inspection and maintenance of indoor air quality measures including ventilation system protection and ventilation rate.

Use safe, low-toxic cleaning supplies for surfaces, equipment, and workers’ personal use.

Use wet sanding for gypsum board assemblies. Allow dry sanding only if dust protection is provided.

Use safety meetings, signage, and subcontractor agreements to communicate the goals of the indoor air quality construction plan.

Source: City of Portland Planning and Sustainability—Tenant Improvement Guide

Additional resources:

City of Seattle Office of Sustainability & Environment—Green Tenant Improvement Guides

Whole Building Design Guide—Federal Green Construction Guide for Specifiers

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https://www.wbdg.org/design/greenspec.php

https://www.wbdg.org/design/greenspec.php

http://www.seattle.gov/environment/buildings-and-energy/green-tenant-improvement-guides

http://www.seattle.gov/environment/buildings-and-energy/green-tenant-improvement-guides

https://www.portlandoregon.gov/bps/52052



H.2 Conduct a health and safety check on the propertyRegular health and safety checks help to create a shopping center that promotes wellness for tenants and guests. These checks are also crucial to your risk management program. Use the checklist to perform a health and safety check, and perform these checks on a regular basis.

HEALTH & SAFETY INSPECTION CHECKLISTInspection conducted byDate(s)Date(s) of last inspection

Worker Health & Safety


Does maintenance staff wear proper footwear?Does maintenance staff have access to proper hazard wear (e.g., filter masks, gloves)?Are eyewash, first aid supplies, and other emergency treatment equipment present and in good working condition?Are fixed machines securely anchored?Are drive belts, chain drives, etc. completely enclosed?Are machine guards kept in place and regularly inspected?Does maintenance staff properly use ladders?Are ladders in good condition/free of defects?Are forklift and other equipment operators trained?Is maintenance staff trained on lockout/tagout procedures for equipment repairs?Are OSHA signs posted?Do employees know procedures in the case of workplace injuries and incidents?

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Do employees know to report injuries and incidents?Are enough employees trained in first aid/CPR?Does the company have a wellness program?Do employees have access to healthy, purified drinking water?Are employees given healthy diet options for events and celebrations?

Area SafetyAre there any slip, trip, and fall hazards inside or outside property?Are there any slippery areas (e.g., highly polished)?Are fluid drains diverted from walkways?Are mats placed at shopping center and management-only area entrances?Are stairs equipped with standard railings, with no loose railings?Are stairs kept free and clean of stored equipment and materials, lighting adequate?Do upper atrium floors have adequate, fixed railings? Are all walkways and exits clear?Is there good lighting for all interior & exterior areas & walkways?Are elevators and escalators to code, inspected, and serviced?Are cleaning supplies and other chemicals stored in an area not accessible by shopping center guests?Are spills cleaned up immediately?Are there any exposed electrical hazards?Are electrical cords off floor/not trip hazards?Are there any frayed

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electrical cords?Is electrical equipment grounded?Are electrical control panels posted and marked to assure at least 3 feet of clearance?Are interior furnishings regularly inspected and repaired if necessary?Any damaged floors that could cause trips and falls?Do tenant employees know not to climb on store shelves?Are all management and store shelves properly anchored?Are holes and cracks in parking lot and outside walkways repaired promptlyAre parking areas provided with adequate lane space, traffic signs, and individual parking space to prevent accidents and damage to customer vehicles?

EmergenciesAre there visible “Exit” signs with 6-inch letters at all exits?Do exits swing outward?Are doors that could be mistaken as exits clearly marked?Are emergency exit routes posted?Are there emergency lights at every exit?Do emergency lights work properly?Is there emergency lighting in rooms, halls, and walkways?Is someone charged with the responsibility of contacting Fire and Police Departments at all times during operating hours?Are emergency numbers and information posted in

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appropriate places?Does the shopping center have an emergency and disaster plan?Are important records kept in a secure location?

Fire SafetyAre flammable and hazardous chemicals properly stored?Are electrical rooms free of stored materials?Are oily and soiled rags properly stored?Are fire extinguishers maintained according to local codes, checked and recharged regularly?Are fire emergency systems (e.g. alarms, sprinklers) functional and inspected?Are staff trained on proper use of fire emergency systems, including alarms and extinguishers?

Security


Are doors and windows secure?Are fences and gates secure?Is locking hardware on doors and windows functional?Doors cannot be bypassed through drop ceiling or transom?No breakable glass within 40 inches of locking mechanism or panic bar?Do panic bars operate properly?Exposed hinge pins cannot be easily removed?Outside handles are removed from "egress only" (exit) doors?Are backrooms and storage areas properly secured?

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Are exterior lights adequate to deter crime activity?Is there sufficient light to provide marginal coverage when a lighting fixture needs replacement?Is additional lighting provided at entrances or other points of access?Are lighting repairs able to be made immediately?Are accessible lenses protected by unbreakable material?Is broken glass promptly repaired?Is the shopping center free of graffiti?Are all areas of the property visible to police patrols?Do trees, shrubs, and other landscaping create points of concealment?Are security systems (e.g. alarms, cameras) functional and adequate?Do courtesy patrols perform at acceptable levels?Do courtesy patrols keep an adequate incident log?Do courtesy patrols work effectively with local police?Is an adequate key control system in place?

Have employees been trained on active shooter situations?

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H.3 Provide filtered water for shopping center guests in common areasIt is estimated that 75% of the U.S. public is chronically dehydrated. This problem can lead to headaches, high blood pressure, ulcers, and kidney disease. Provide filtered water in common areas for shopping center guests. Filtered water can be:

Water fountains with filters

Water cooler station(s)

Bottled water available in vending machines (in conjunction with recycling)

1. Describe how you provide filtered water, including method of distributing the water and location of any water fountains, coolers, or vending machines.

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H.4 Recommend green certified materials for tenant build-outsConventional materials used in tenant build-outs such as particle board, paints, adhesives, sealants, carpets, and furniture emit volatile organic compounds (VOCs) and other unhealthy pollutants. Healthy, low-emitting alternatives are available. Use the template below to:

Send recommendations to design and construction teams at the start of tenant build-out projects

Send recommendations to tenant representatives

Include recommendations on your tenant portal or in your green construction policy

Dear [insert name]:

At [shopping center name], we are committed to creating a healthy, sustainable indoor environment for our tenants and shopping center guests. Many of the materials used in the construction of interiors emit unhealthy chemicals and fumes. For areas such as entrance lobbies and other common areas, we use healthy alternatives to conventional materials.

You can help with this effort by considering healthy alternatives when selecting materials and equipment for your build-out project.

We recommend the following specifications:

Zero or low-VOC (50 grams per liter or less) drywall primer/sealer, paint, caulks, adhesives, sealants, and wood finishes

Formaldehyde-free composite wood products, including plywood, particleboard, and medium density fiberboard (MDF)

Finish flooring that does not contain phthalate compounds

Workstations and furnishings that do not emit VOCs or formaldehyde

Chairs free of PBDE flame retardants

We recommend using the following certification systems to identify low-emitting, healthy products:

C2C (Cradle to Cradle)

SCS (Scientific Certification Systems)

Green Seal

BIFMA Product Safety and Performance Standards and Guidelines (Business and Institutional Furniture Manufacturer’s Association)

GREENGUARD Label

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CRI Green Label and Green Label Plus (Carpet and Rug Institute)

International Living Future Institute’s Declare Database

Please feel free to contact me with any questions or concerns. Thank you for considering healthy materials for your project. My team and I look forward to meeting your expectations with quality service.

Sincerely,

[insert name]

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H.5 Recommend healthy lighting for tenant build-outsResearch has shown that the source and quality of light has a profound impact on the human body and affects work productivity and sleep cycles. Use the template below to:

Send lighting recommendations to design and construction teams at the start of tenant build-out projects

Send lighting recommendations to tenant representatives

Include lighting recommendations on your tenant portal or in your green construction policy

Dear [insert name]:

At [shopping center name], we are committed to creating a healthy, sustainable indoor environment for our tenants and shopping center guests. You can help with this effort by considering healthy lighting for your build-out project. Research has shown that the source and quality of light have a profound impact on the human body and affect work productivity and sleep cycles.

Please consider incorporating in your lighting design the following specifications, which follow WELL Building Standard and other research-based guidelines.

Space and lighting design that maximizes daylighting throughout the space, as well as occupant exposure to natural light

Controllable window shades or blinds

Ambient lighting at 200 lux average

Ambient daylight dimming sensors

Indirect lighting to prevent glares

Shielding at the following angles, based on luminance:

– 5800 foot-lamberts, including reflected sources: no shielding required

– 5800 to 14,500 foot-lamberts: 15°

– 14,500 to 145,000 foot-lamberts: 20°

– 145,000 foot-lamberts and above: 30°

Controllable task lighting that provides 300 to 500 lux

The following Light Reflective Values (LRV):

– Walls: .7 maximum

– Ceilings: .7 to .8

– Floor: .2-.4

– Furniture: .5

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Color Rendering Index (CRI) Ra of at least 80 and CRI R9 of at least 50

Circadian Correct Lighting at least 4 hours of the workday

– At least 250 equivalent melanopic lux is present within at least 75% of workstations on the vertical plane facing forward 4 feet above the finished floor (to simulate the view of the occupant)

Please feel free to contact me with any questions or concerns. My team and I look forward to meeting your expectations with quality service.

Sincerely,

[insert name]

Additional Steps and Resources

Read about this study on LEED PNC bank branches in order to help make the case for the link between sustainability and health and productivity.

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http://www.triplepundit.com/2012/10/another-reason-banks-consider-leed-certification-branches-greater-revenues/


H.6 Establish a smoke-free policy for the entire property

It is well established that second-hand tobacco smoke poses a health risk. While it is difficult to move to a smoke-free property with existing tenants, doing so may have positive results long-term, as municipalities continue to implement no-smoking laws, and shopping center guests increasingly expect smoke-free environments.

For these points, you should follow the process below to establish your smoke-free policy. To earn the points, smoking must be prohibited on the entire property except in a designated outdoor smoking area(s). Prohibited areas include common areas, tenant spaces, parking lots and garages, work vehicles on the property, and all other areas.

You may take up to 2 years to implement the policy.

RECOMMENDED PROCESS

Step 1: Survey tenants using the template.

Step 2: Develop your policy and lease clause. See below for examples of basic lease clauses. You should have an attorney develop and/or review your specific clause to ensure it conforms with your policies and local laws.

Example 1: NO SMOKING POLICY. Tenant, or Tenant’s employees or guests, shall not smoke within premises. This includes smoking cigarettes, cigars, pipes, electronic cigarettes, or any other smoking device. This policy is in effect to mitigate (i) the irritation and known health effects of secondhand smoke; (ii) the increased maintenance, cleaning, and redecorating costs from smoking; and (iii) the increased risk of fire from smoking. Tenant acknowledges that Landlord/Agent’s adoption of a no smoking policy does not make the Landlord/Agent the guarantor of the Tenant’s health or of the smoke-free condition of the premises.

Example 2: No smoking of any substance is allowed on the premises. If smoking does occur on the premises: 1) Tenant is responsible for all damage caused by the smoking including, but not limited to, stains, burns, odors, and removal of debris; 2) Tenant is in breach of this agreement; 3) Tenant, employees, guests, and all others may be required to leave the premises.

Example 3: Tenant agrees and acknowledges that the premises to be occupied by Tenant and Tenant’s employees have been designated as a smoke-free environment. Tenant and Tenant’s employees shall not smoke anywhere in the space rented by Tenant, or the building where the Tenant's dwelling is located or in any of the common areas or adjoining grounds of such building or other parts of the shopping center, nor shall Tenant permit any guests under the control of Tenant to do so. Landlord/Agent has established a designated smoking area on the property exterior.

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Step 3: Implement your policy. Require the lease clause for new and renewed leases. Post signage throughout the property.

Step 4: Advertise your smoke-free shopping center. Along with other health and wellness activities, your smoke-free shopping center could have a competitive advantage.

Step 5: Enforce your policy. Shopping center tenants and guests will likely complain about any second-hand smoke, so you will probably learn about violations. Document any complaints and non-compliance.

To earn points, check one of the following boxes below and do one of the following:

If the shopping center is already smoke-free, submit a copy of your policy or lease clause with your application.

If you are committing to establishing a smoke-free policy, you must have at least conducted your survey prior to application. Submit compiled survey results.

The shopping center is smoke-free.

I commit to establishing a smoke-free policy for the entire shopping center.

Survey Template


In recent years, many shopping centers have decided to promote smoke-free environments.

Shopping center owners adopt smoke-free policies, or rules governing smoking, for a number of reasons. Secondhand smoke is a known health hazard for which there is no safe exposure. Additionally, materials used for smoking cause or contribute to thousands of fires each year.

To ensure the health and safety of all shopping center occupants, we are considering the adoption of a smoke-free policy for [insert shopping center name]. We would like to hear from you. Please share your thoughts with us about enacting rules for tobacco use at the shopping center. Please complete the short survey below and return it to me by [date].

Sincerely,

[insert name]

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Do you currently allow your employees and/or guests to smoke inside your space?

No, we do not allow employees and/or guests to smoke inside the space.

Yes, we allow employees and/or guests to smoke inside the space.

Can you or your employees smell secondhand smoke inside your space? (Check all that apply)

No, we don’t smell secondhand smoke inside the space.

Yes, we can smell secondhand smoke inside the space.

Yes, the secondhand smoke concerns my company.

Yes, we have received complaints from guests about the odor of secondhand smoke.

Yes, we are worried about the effects of secondhand smoke on the health of our employees and guests.

If offered a choice, would your company prefer to occupy space in a smoke-free shopping center? (Check all that apply)

Yes, we would like the shopping center to be smoke-free, including the tenant spaces.

No, we would like the shopping center to continue to allow smoking in tenant spaces.

We have no preference.

Comments:

________________________________________________________________

________________________________________________________________

Name: _______________ Company:__________ Telephone number: (_____)

Source: Adapted from Arizona Smoke-Free Living www.azsmokefreeliving.org

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http://www.azsmokefreeliving.org/


H.7 Use green certified materials in areas under management controlConventional materials used in construction projects such as particle board, paints, adhesives, sealants, carpets, and furniture emit volatile organic compounds (VOCs) and other unhealthy pollutants. Healthy, low-emitting alternatives are available. You can earn these points in the following ways:

You used green certified or healthy, low-emitting materials in a renovation or construction project no longer than 3 years ago.

You commit to using green certified or healthy, low-emitting materials in your next and subsequent renovation or construction projects.

Use the following certification and labeling systems to identify low-emitting, healthy products:

C2C (Cradle to Cradle)

SCS (Scientific Certification Systems)

Green Seal

BIFMA Product Safety and Performance Standards and Guidelines (Business and Institutional Furniture Manufacturer’s Association)

GREENGUARD Label

CRI Green Label and Green Label Plus (Carpet and Rug Institute)

International Living Future Institute’s Declare Database

Others as appropriate

1. If you used green certified or healthy, low-emitting materials in a renovation or construction project no longer than 3 years ago, describe the project.

2. When did the project occur?

3. What types of materials were used on the project? What certification or labeling programs were applicable?

4. If you have not used green certified or healthy, low-emitting materials in a renovation or construction project, commit to doing so in your next and subsequent projects by checking the box below.

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I commit to using green certified or healthy, low-emitting materials in the property’s next renovation or construction project, as well as in future projects.

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H.8 Employ green cleaning services in areas under management controlGreen cleaning uses healthy, low-emitting cleaning products, and employs processes that are less harmful to indoor air quality. You can identify green cleaning products through the following standards:

Green Seal

EPA Safer Choice

GSA Sustainable Facilities Tool Green Procurement Compilation

USDA BioPreferred

UL ECOLOGO®

Answer the following questions to earn these points.

1. Do you currently have green cleaning service?

YesNo

2. Discuss green cleaning with the property’s cleaning company.a. Do they have a green cleaning service options?

YesNo

b. If no, are they able and willing to use healthy, low-emitting cleaning products?

YesNo

3. For cleaning by internal staff, do you currently use healthy, low-emitting products?

YesNo

4. Commit to green cleaning for areas under management control.

I commit to employing green cleaning services and using healthy, low-emitting products in cleaning by internal staff in areas under management control.

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http://ulenvironment.com/ecologo

http://www.biopreferred.gov/BioPreferred/

https://sftool.gov/greenprocurement

http://www2.epa.gov/saferchoice

http://www.greenseal.org/


H.9 Provide wellness-inspired amenities for shopping center guestsWellness-inspired amenities allow guests to stay relaxed and active, and can help attract and retain tenants. Answer the questions below to earn points. Other amenities include:

Walking hours

Tenants that provide wellness services (e.g., massage therapy, yoga studio, fitness center)

Yoga classes

Green space such as a green roof or landscaped sitting area

Bicycle racks or share stations

Other amenities—check with IREM

1. Describe the wellness amenity at the property.

2. How long has the wellness amenity been in service?

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RECYCLING CATEGORY ACTIVITIES

RECYCLING CATEGORY ACTIVITIESR.1 Install recycling signage throughout the propertyTenants need to know how the property’s recycling program works in order to comply. Signage by containers can remind them to recycle and provide quick information on what items go where. To obtain signage:

Check with your waste hauler or recycling service provider

Check with your office supplies company

Order labels from Recycling Across America

Create your own customized labels

Calculate your recycling diversion rate before and after installation of the signage to see what effect it has. See R.8 for diversion rate calculation.

1. Were you able to find and install signage throughout the shopping center?

YesNo

2. Describe where you obtained the signage.

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http://recycleacrossamerica.org/labels.html


R.2 Provide information on recycling program to tenantsProviding tenants with information about your recycling program will make sure they comply and may help you discover issues with the service. You have a few options for providing tenants with information on recycling:

Include the information on your tenant portal or in a tenant handbook

Use the memo template to send an email to tenant representatives

Have meetings with tenant representatives and provide them with the information


As you know, [shopping center name] has a recycling program. My staff and I are working to increase the amount of material diverted from the landfill through our recycling program. Toward this goal, I would like to provide you with information about the program and get your feedback on how it is working.

[insert description of program; examples provided]

Our recycling service is “single-stream.” This means that tenants can place all recyclable material together in recycling canisters.

Recyclable materials include:

– Aluminum cans

– Plastic bottles

– Glass

– Paper

– All envelopes, including window envelopes

– Clean cardboard

Break rooms and storage areas should have 2 brown recycling canisters in addition to a large standard waste can. Please contact me if you do not have 2 canisters or if 2 canisters are insufficient for your recycling needs.

Please stack broken-down cardboard boxes by the dumpsters for the waste hauler to retrieve and recycle.

Your break room and storage area should contain signage by each canister that describes what items may be placed where. Please contact me if you do not have signs by all of your recycling canisters.

I encourage you to distribute this information to your employees. Please let me know if I can be of assistance in optimizing your recycling efforts. Also please do contact me with any feedback on the recycling program or ideas for how we can improve the program.

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Sincerely,

[insert name]

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R.3 Establish a construction waste management plan for renovations and tenant build-outsConstruction projects, including property renovations and tenant build-outs, produce waste as old structures and materials are demolished. Use the template to create a plan for managing and recycling this waste. Provide this plan to all new tenants, contractors, and subcontractors. Consider requiring compliance with the plan in leases and contracts.

CONSTRUCTION & DEMOLITION (C&D) WASTE MANAGEMENT PLANPART I: PROPERTY INFORMATION


PART II: C&D WASTE MANAGEMENT GOALSGoal #1 Example: For each C&D project, divert at

least 75% of C&D waste by weight from landfill by salvaging, recycling, reusing.

Goal #2 Example: Track progress toward this waste diversion goal by requiring all contractors and subcontractors to report their C&D waste management activities (see guidelines for details).

Goal #3 Example: On an annual basis, obtain feedback on this plan from tenants and contractors; review and, if necessary, revise this plan accordingly.

PART III: C&D WASTE MANAGEMENT PROCEDURESSample clauses:

C&D WASTE MATERIALS

The following materials should be salvaged, recycled, and/or reused during C&D projects:

Asphalt Asphalt shingles Concrete Metals Window glass Wood Paper Aluminum cans

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Container glass Plastic Cardboard Carpet Light fixtures Furniture Office equipment

PERMITTED WASTE MANAGEMENT METHODS

Salvage Reuse Source-separated recycling Commingled recycling

COMMUNICATION

At pre-construction meeting, review and discuss waste management plan including responsibilities, anticipated types and quantities of materials, methods and procedures for collection, handling, and removal, salvage and reuse strategies, and recycling facilities to be used.

Waste management should be discussed at the beginning of each safety, pre-bid, pre-construction, and job site meeting and during the project close out meeting.

All subcontractors are expected to communicate procedures to their crews and comply with this plan.

All recycling containers must be clearly labeled and include lists of acceptable/unacceptable materials.

Project manager or designated individual must track C&D waste management using a version of the form at this link.

Project manager shall submit final report on C&D waste management at project close out meeting. Report shall include materials diverted, amount of each material by weight, total diversion rate for the project, and any relevant notes.

See shopping center manager with any issues that arise, concerns about compliance, or feedback on procedures.

EXECUTION

Separate recyclable materials from C&D waste to the maximum extent possible.

Do not put waste that will be disposed in a landfill into a commingled C&D waste recycling container.

Separate recyclable materials by type, if necessary. Provide containers, clearly labeled, by type of separated materials or

provide other storage method for managing recyclable materials until they are removed from project site.

You may reasonably stockpile processed materials on-site without intermixing with other materials. Cover to prevent dust.

If project is outdoors, store components off the ground and protect from weather. Place, grade, and shape stockpiles to drain surface water. Do not store within drip line of trees.

Remove C&D waste materials from project site on a regular basis.

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https://www.portlandoregon.gov/bps/article/284904


Transport C&D waste materials off property and legally dispose of them. Obtain receipts from waste haulers, salvage yards, and recycling centers.

Sources: City of Portland Planning and Sustainability—Tenant Improvement Guide & King County Construction Waste Management

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R.4 Establish a policy for recycling e-waste, batteries, light bulbs, and bulk itemsLarge bulk items and waste that cannot be recycled through standard services can be full of pollutants, including harmful metals and chemicals. Use the template to establish a policy to divert these items from the landfill, using reputable vendors.

RECYCLING POLICY—E-WASTE, BATTERIES, LIGHT BULBS, AND BULK ITEMS

PART I: PROPERTY INFORMATIONBasic informationShopping center nameAddressAgeSizeManagement companyShopping center manager

PART II: POLICY STATEMENTEffective DateApproved By

Example:

XYZ Company is committed to managing and operating real estate in such a way that minimizes the footprint of the property and uses and disposes of materials in a responsible way. These business practices are not only good for the environment, but they also create positive financial results.

As such, each property shall follow guidelines for recycling electronic or e-waste, batteries, light bulbs, and bulk items. The Shopping Center Manager has primary responsibility for implementing this policy, but everyone on staff is responsible for following the guidelines and communicating them to stakeholders, as appropriate.

PART III: GUIDELINES FOR RECYCLING E-WASTE, BATTERIES, LIGHT BULBS, AND BULK ITEMS

Sample clauses:

Recycling guidelines shall be included in tenant handbooks and on tenant portals.

Each property shall place separate bins in a practical location for staff and tenants to dispose of e-waste and batteries. Commingling of these items is not recommended.

Maintenance staff shall recycle all light bulbs. Each property shall designate a dry, well-ventilated area within the property away from tenant use to store used light bulbs until pickup. Bulbs must be retrieved by or dropped off at a recycling center at least every 3 months.

Each property shall choose a hauler for e-waste that is certified under one of the following reputable standards:

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- Responsible Recycling Practices (R2)- e-Stewards

Bulk items such as kitchen appliances, copiers, and construction equipment should be removed from the property as needed, through a special pickup from a hauler certified under one of the above standards.

Haulers and recyclers must provide a receipt or document certifying that all items were recycled in a safe, responsible manner.

Additional resources:

R2 Standard e-Stewards EPA—Recycling Mercury-Containing Light Bulbs EPA—e-Cycling

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http://www.epa.gov/wastes/conserve/materials/ecycling/

http://www.epa.gov/wastes/hazard/wastetypes/universal/lamps/

http://e-stewards.org/

https://sustainableelectronics.org/r2-standard


R.5 Set diversion rate goals for the propertyThe success of a recycling program is measured by the property’s diversion rate—the percentage of waste diverted from the landfill. Setting short- and long-term goals will help you improve your program through waste audits, signage and other communication, and service improvements.

1. Current diversion rate (check with your waste hauler or conduct a waste stream audit if necessary; see R.8)______%

2. 6-month goal______%

3. 1-year goal______%

4. 3-year goal______%

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R.6 Improve the property’s diversion rate by 10%A property’s diversion rate can improve through waste audits, signage and other communication, and service improvements. To earn these points:

Establish your baseline diversion rate. Check with your waste hauler or recycling services provider, or conduct a waste stream audit (see R.8). This baseline can go back 3 calendar years into the past, based on the year in which you begin the certification process. For example, if you begin working toward the certification in November 2015, you can set your baseline beginning January 1, 2012.

Make improvements to your recycling program.

Achieve at least a 10% improvement in the property’s diversion rate. Remember to include any shredding or paper recycling by tenants to calculate your diversion rate; this activity is often overlooked.

1. Indicate your baseline date and diversion rate for the property.

Baseline Date Diversion Rate (%)

2. Indicate the new diversion rate and percentage improvement over the baseline.

New Diversion Rate (%) Percentage Improvement (%)

3. List at least 2 ways in which you improved the property’s diversion rate.1.2.

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R.7 Hold regular recycling and/or donation drives for tenants and guestsRecycling and donation drives can extend your sustainability program beyond the property. Potential events include:

Office/school supplies donations

E-waste recycling

Clothes and household item donations

Food donations

Answer the questions to earn these points.1. What type of recycling and donation drives did you organize for the shopping

center? How often do you plan to hold these drives?

2. Describe the reception of and participation in this event.

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R.8 Conduct a waste stream auditIn order to determine your baseline diversion rate, you may have to conduct a waste stream audit. Audits can also help you evaluate your program and determine if additional services such as composting make sense for the property.

Waste haulers and recycling service providers may provide diversion rate information or waste stream audit services. You can also conduct a simple waste stream audit using the form below. Add rows as required to get a representative sample based on the size of your property.

VOLUME WASTE STREAM AUDITPART I: PROPERTY INFORMATION


PART II: LANDFILL WASTE AUDITDay 1

Container Container Size in Gallons

% of Container Filled

Estimated Total Gallons to

Landfill#1#2#3#4#5

SUBTOTALDay 2



Estimated Total Gallons to

Landfill#1#2#3#4#5

SUBTOTAL

Day 3Container Container Size

in Gallons% of Container

FilledEstimated Total

Gallons to Landfill

#1

100


#2#3#4#5

SUBTOTAL




Gallons to Landfill

#1#2#3#4#5

SUBTOTAL




Gallons to Landfill

#1#2#3#4#5

SUBTOTAL

PART IV: RECYCLING WASTE AUDITDay 1



Estimated Total Gallons

Recycled#1#2#3#4#5

SUBTOTALDay 2



Estimated Total Gallons

Recycled#1#2#3#4#5

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SUBTOTAL




Gallons Recycled

#1#2#3

SUBTOTAL




Gallons Recycled

#1#2#3#4#5

SUBTOTAL




Gallons Recycled

#1#2#3#4#5

SUBTOTAL

PART V: ESTIMATED DIVERSION RATE

Gallons of Recycling

÷Gallons of Recycling + Gallons of Landfill

Waste

DIVERSION RATE (%)

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R.9 Establish recycling servicesIf your property already has recycling services, you can claim these points. If not, most markets have recycling services through either the local government or service providers. Answer the questions that follow.

1. Does the property already have recycling services?

YesNo

2. If not, explore your options. Conduct a Web search on recycling in the area, visit the website of the local government, contact the current waste hauler, and get information from additional waste management companies.

Establish recycling services. Through which party did you establish recycling services?

3. Describe the recycling services (e.g., single-stream; plastic, glass, and paper).

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R.10 Improve the property’s diversion rate by 15%A property’s diversion rate can improve through waste audits, signage and other communication, and service improvements. To earn these points:

Establish your baseline diversion rate. Check with your waste hauler or recycling service provider, or conduct a waste stream audit (see R.8). This baseline can go back 3 calendar years into the past, based on the year in which you begin the certification process. For example, if you begin working toward the certification in November 2015, you can set your baseline beginning January 1, 2012.








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R.11 Improve the property's diversion rate by 20%A property’s diversion rate can improve through waste audits, signage and other communication, and service improvements. To earn these points:

Establish your baseline diversion rate. Check with your waste hauler or recycling services provider, or conduct a waste stream audit (see R.8). This baseline can go back 3 calendar years into the past, based on the year in which you begin the certification process. For example, if you begin working toward the certification in November 2015, you can set your baseline beginning January 1, 2012.








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R.12 Establish additional recycling servicesOther recycling services are becoming more available and accessible. Examples include:

Composting

Grease or cooking oil recycling

To earn points, establish an additional recycling service, and answer the question. If the property already has an additional service beyond standard recycling (such as composting or cooking oil recycling), you may claim the points.

1. What additional service did the property have or did you establish?

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PURCHASING CATEGORY ACTIVITIES

PURCHASING CATEGORY ACTIVITIESP.1 Use green certified products in common areasSustainable purchasing typically includes procurement based on an assessment of a product or material’s life cycle environmental impacts, from sourcing and manufacturing to use and disposal. To earn these points:

At least 50% of products by quantity necessary for operations in common areas must be verified sustainable or green certified. These products include:

– Adhesives and sealants

– Cleaners and cleaning products

– Water system products (toilets, urinals, faucets, filters)

– Electronics

– Appliances

– Light bulbs and lamps

– Office equipment (phones, computers, monitors, copiers)

– Lubricants

– Air filters

– Bathroom products

– Paints and coatings

– Kitchen products

– Furniture

– Carpeting

– Batteries

– Restroom products

– Paper products

The following standards apply. However, this is not an inclusive list. Please check with IREM if you are unsure.

– ENERGY STAR Products for appliances, electronics, light bulbs and lamps, office equipment, and HVAC

– Green Seal for cleaning products and supplies, industrial cleaners, paints and coatings, and office and kitchen supplies

– EPA Safer Choice for cleaning products, industrial cleaners, HVAC products, and lubricants

107

http://www2.epa.gov/saferchoice

http://www.greenseal.org/

https://www.energystar.gov/products


– GSA Sustainable Facilities Tool Green Procurement Compilation for products that meet federal standards for sustainability

– USDA BioPreferred cleaning products, inks, and lubricants

– UL ECOLOGO® for cleaning supplies, office products, and electronics

– EPEAT® for electronics

– EPA WaterSense for water system products

– Forest Stewardship Council (FSC) for paper products

– Rainforest Alliance for office supplies, kitchen products, printing services, and furniture.

– BIFMA e3 Furniture Sustainability Standard

– GreenGuard for adhesives and sealants, air filters, appliances, bathroom products, batteries, and cleaning products.

– Cradle to Cradle Certified™ for cleaning products, office supplies, restroom supplies, office furniture, and carpeting

– Carpet and Rug Institute Green Label for carpeting and adhesives

– FloorScore® for floor coverings

– NSF-140 for carpeting

Answer the following questions to earn these points.

1. Provide a close estimate of the percentage of products by quantity that are green certified or meet sustainability standards. _______%

2. List at least 3 products and their certification systems or sustainability standards in use for management operations in common areas.

1.2.3.

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http://www.nsf.org/services/by-industry/sustainability-environment/sustainability-standards-protocols/carpet/

http://www.scsglobalservices.com/floorscore

http://www.carpet-rug.org/CRI-Testing-Programs/Green-Label-Plus.aspx

http://www.c2ccertified.org/

http://greenguard.org/en/index.aspx

https://www.bifma.org/?page=e3standard

http://www.rainforest-alliance.org/

https://us.fsc.org/

http://www.epa.gov/watersense/

http://www.epeat.net/

http://ulenvironment.com/ecologo

http://www.biopreferred.gov/BioPreferred/

https://sftool.gov/greenprocurement


P.2 Use sustainable products for copier operationsCopier operations can be wasteful and energy-intensive, and copier products can be filled with pollutants. Do at least 3 of the following to “green” your copier operations.

Use ENERGY STAR machines

Print two-sided whenever feasible

Reuse and recycle paper

Use FSC-certified and/or recycled-content paper

Use recycled ink cartridges, and return and recycle used ink cartridges

1. Which 3 sustainable practices and/or products did you employ for copier operations?1.2.3.

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P.3 Use compostable paper products (cups, forks, etc.) for management operationsThis activity refers to operations of an on-site management and leasing office and anywhere else the property provides these items for staff, tenant, or guest use. Use compostable or biodegradable cups, forks, spoons, knives, and plates.

The property uses compostable or biodegradable cups, forks, spoons, knives, and plates for management operations.

110


P.4 Purchase green power, carbon offsets, or renewable energy credits for areas under management controlGreen power sources electricity from renewable energy such as wind and solar farms and biomass, while carbon offsets or renewable energy credits (RECs) can compensate for the property’s greenhouse gas emissions. To earn these points:

Explore options available in the property’s area using the EPA’s Green Power Locator or the Green-e certified database.

Offset at least 20% of average monthly electricity usage in areas under management control through the purchase of power generated by renewables, carbon offsets, or RECs, or a combination of these items. You must make at least a 3-year commitment to purchase these products.

Products must be Green-e certified, a standard that verifies the sourcing and performance of the renewable energy installations associated with the product.

You can also count any on-site renewable energy installations.

1. What product(s) did you purchase to offset at least 20% of electricity usage in areas under management control?

2. If you have any on-site renewable energy installations that you counted toward the 20%, describe them here, including how much of the electricity usage the installation(s) account for.

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http://www.green-e.org/base/re_products

http://www.green-e.org/base/re_products

http://www.epa.gov/greenpower/pubs/gplocator.htm

http://www.epa.gov/greenpower/pubs/gplocator.htm


P.5 Work with vendors to decrease packaging materials for ordersPackaging materials are often used in excess, creating more waste. To earn these points:

Contact the property’s two biggest suppliers, at a minimum. Tell them that you are working to improve the shopping center’s sustainability and earn the IREM certification. Ask them to reduce the packaging materials for your orders.

Answer the questions the follow.

1. What goods do you order from the 2 vendors with whom you talked?1.2.

2. Describe the results of these conversations. Were they amenable to decreasing the packaging materials for your orders? In what ways will they change their packaging?

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P.6 Include sustainability clauses in vendor contractsService providers that work at the property should be aware of the sustainability program and commit to your policies and procedures. To achieve this goal, include sustainability clauses in vendor contracts. To earn points:

Include clauses similar to those found below in your vendor contracts.

Consider consulting with an attorney to review new sustainability clauses to ensure they align with state and local laws, as well as your internal policies.

Sample Sustainability Clauses In order to contribute to waste reduction and to increase the development and

awareness of environmentally sound purchasing, wherever possible, Contractor will perform the Work by using durable products, reusable products and products (including those used in services) that contain the maximum level of post-consumer waste, post-industrial and/or recyclable content, without significantly affecting the intended use of the goods or services. It is recognized that a cost analysis may be required in order to ensure that such products are made available at competitive prices.

The Contractor is expected to provide the environmentally preferable type of product unless that type of product is not available competitively within a reasonable time, at a reasonable price, is not life cycle cost efficient in the case of energy consuming products, or does not meet reasonable performance standards.

In the performance of work under this contract, the Contractor shall exert its best efforts to provide its services in a manner that will promote the natural environment and protect the health and well being of property occupants and contract service providers using the facility. Contractor shall provide a plan to meet this objective before project work begins.

Service contracts for vendors performing work on the property include at least one clause on sustainable practices and purchasing.

Additional Steps

Use this resource from Sustainability Roundtable, Inc. to develop a comprehensive sustainable contracting program.

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http://www.sustainround.com/library/sites/default/files/01_FM%20Contracting%20Guidance%20and%20Tools.pdf

APPENDIX

APPENDIX TABLE OF CONTENTSAppendix A: Shopping Centers Checklist.......................................................114Appendix B: Shopping Centers Document List..............................................118

114

APPENDIX

Appendix A: Shopping Centers Checklist

Provided for reference only. Please download the Excel file for actual tracking.

REQUIREMENTS FOR EVERY PROPERTY Yes

Baseline Management

B.1 Perform a sustainability market assessment

B.7 Benchmark energy use in areas under management control

Baseline Water

B.2 Discuss sustainability and investment goals with owner or supervisor

B.3 Commit to monitoring the effect of sustainability on property financialsB.4 Hold meetings with your staff team, at least quarterly, to discuss progress on sustainability program

B.5 Establish a plan for marketing your sustainability success

B.13 Conduct a waste and recycling container audit

Baseline Energy

B.6 Establish an energy management policy

B.10 Establish an IAQ management plan

B.11 Conduct an IAQ walk-through in areas under management control

B.9 Benchmark water use in areas under management control

Baseline Health

Baseline Recycling

B.8 Establish a water management policy

B.12 Assess your recycling practices and options

Baseline Purchasing

B.14 Establish a sustainable purchasing policy

B.15 Assess your purchasing practices and options

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APPENDIX

Energy Points Minimum 2 points Possible points: 24 Yes No ?

TOTAL 0 0 0

E.3 Conduct a walk-through to detect malfunctioning equipment and opportunities for improvement (1 pt.)

E.10 Reduce energy consumption by 15% over baseline in areas under management control (3 pts.)

E.4 Provide information to tenants on energy management (1 pt.)

E.5 Recommend ENERGY STAR equipment for tenant build-outs (1 pt.)E.6 Reduce energy consumption by 5% over baseline in areas under management control (1 pt.)

E.7 Conduct an energy meter inventory (2 pts.)

E.1 Commit to ongoing training on energy management for maintenance team (1 pt.)E.2 Hold periodic property manager-maintenance supervisor meetings to discuss energy management and property financials (1 pt.)

E.11 Implement at least one green or energy-aligned lease (3 pts.)

Achieve an IREM-approved local green standard for existing properties/operations and maintenance

E.8 Determine if onsite renewable energy installations are feasible for the property (2 pts.)

E.12 Install energy-efficient lighting in the parking lot (3 pts.)

E.9 Reduce energy consumption by 10% over baseline in areas under management control (2 pts.)

E.13 Install a cool roof on at least 15% of the entire roof surface area (3 pts.)

Water Points Minimum 2 points Possible points: 19 Yes No ?

TOTAL 0 0 0

W.8 Reduce water consumption by 10% over baseline in areas under management control (3 pts.)

W.10 Install a water reuse system (3 pts.)Achieve an IREM-approved local green standard for existing properties/operations and maintenance

W.7 Reduce water consumption by 5% over baseline in areas under management control (2 pts.)

W.9 Replace 25% of existing planted area with native vegetation/xeriscaping in areas under management control. (3 pts.)

W.2 Check for water leaks (1 pt.)

W.3 Provide information to tenants on water management (1 pt.)

W.4 Establish a plan for improving water efficiency in landscaping (1 pt.)W.5 Install high-efficiency fixtures in areas under management control and recommend high-efficiency fixtures for tenant build-outs (2 pts.)

W.6 Conduct an inventory of water meters (2 pts.)

W.1 Commit to ongoing training on water management for maintenance team (1 pt.)

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APPENDIX

Health Points Minimum 2 points Possible points:14 Yes No ?

TOTAL 0 0 0

H.5 Recommend healthy lighting for tenant build-outs (1 pt.)

H.1 Establish a green construction policy for renovations and tenant build-outs (1 pt.)

H.2 Conduct a health and safety check on the property (1 pt.)

H.8 Employ green cleaning services for areas under management control (2 pts.)

H.9 Provide wellness-inspired amenities for shopping center guests (3 pts.)

H.3 Provide filtered water for shopping center guests in common areas (1 pt.)

H.4 Recommend green-certified materials for tenant build-outs (1 pt.)

Achieve the WELL Building Standard

H.6 Establish a smoke-free policy for the entire property (2 pts.)

H.7 Use green-certified materials in areas under management control (2 pts.)

Recycling Points Minimum 2 points Possible points:20 Yes No ?

TOTAL 0 0 0

R.2 Provide information on recycling program to tenants (1 pt.)R.3 Establish a construction waste management plan for renovations and tenant build-outs (1 pt.)R.4 Establish a policy for recycling e-waste, batteries, light bulbs, and bulk items (1 pt.)

R.5 Set diversion rate goals for the property (1 pt.)

R.1 Install recycling signage throughout the property (1 pt.)

R.6 Improve the property's diversion rate by 10% (1 pt.)R.7 Hold regular recycling and/or donation drives for tenants and guests (2 pts.)

R.8 Conduct a waste stream audit (2 pts.)

R.9 Establish recycling services (2 pts.)

R.10 Improve the property’s diversion rate by 15% (2 pts.)

R.12 Establish additional recycling services (3 pts.)

R.11 Improve the property's diversion rate by 20% (3 pts.)

Achieve an IREM-approved local green standard for existing properties/operations and maintenance

117

APPENDIX

Purchasing Points Minimum 2 points Possible points:10 Yes No ?

TOTAL 0 0 0

Minimum points required to achieve certification: 62 GRAND TOTAL 0

P.2 Use sustainable products for copier operations (1 pt.)

P.1 Use green-certified products in common areas (1 pt.)

P.4 Purchase green power, carbon offsets, or renewable energy credits for areas under management control (2 pts.)P.5 Work with vendors to decrease packaging materials for management orders (2 pts.)

P.6 Include sustainability clauses in vendor contracts (3 pts.)Achieve an IREM-approved local green standard for existing properties/operations and maintenance

P.3 Use compostable paper products (cups, forks, etc.) for management operations (1 pt.)

0

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APPENDIX

Appendix B: Shopping Centers Document ListYou may submit the following documents in lieu of Workbook forms.

General Documentation Required Checklist with 2 signatures (see signature tab of Shopping Center

Checklist) Any Workbook forms used

Baseline Requirements B.1 Paragraph describing demand for sustainable real estate in the local

market B.2 Paragraph summarizing conversation with owner or supervisor B.3 Commitment memo B.4 Paragraph summarizing first meeting and frequency of subsequent

meetings or agenda from first meeting B.5 Copy of plan B.6 Copy of policy B.7 Summary energy usage information B.8 Copy of policy B.9 Summary water usage information B.10 Copy of plan B.11 Paragraph summarizing your walk-through and findings or copy of

any checklist used B.12 Paragraph summarizing your current recycling program and ways to

improve B.13 Paragraph summarizing your audit and findings B.14 Copy of policy B.15 Paragraph summarizing your current sustainable purchasing

practices and ways to improve

Energy Category Activities E.1 Commitment memo E.2 Paragraph summarizing first meeting and frequency of subsequent

meetings E.3 Paragraph summarizing walk-through and findings or copy of any

checklist used E.4 Copy of communication to tenants E.5 Copy of communication to tenants E.6 Baseline and new summary energy usage information showing

improvement E.7 List of meters E.8 Copy of renewables contractor proposal or paragraph summarizing

the property’s readiness for renewable E.9 Baseline and new summary energy usage information showing

improvement

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APPENDIX

E.10 Baseline and new summary energy usage information showing improvement

E.11 Copy of lease (can be redacted) E.12 Photo of lighting or invoice for work E.13 Photo of roof with measurements or invoice for work Waiver: proof of certification

Water Category Activities W.1 Commitment memo W.2 Paragraph summarizing inspection and findings or copy of any

checklist used W.3 Copy of communication to tenants W.4 Copy of plan W.5 Photos of 3 fixtures or invoice for fixtures AND copy of

communication to tenants W.6 List of meters W.7 Baseline and new summary water usage information showing

improvement W.8 Baseline and new water usage information showing improvement W.9 Photo of landscaping with measurements or invoice for work W.10 Photo of system components or invoice for work Waiver: proof of certification

Health Category Activities H.1 Copy of policy H.2 Paragraph summarizing inspection or copy of any checklist used H.3 Photo of water source H.4 Copy of communication to tenant H.5 Copy of communication to tenant H.6 Copy of policy or excerpt from tenant handbook or excerpt from lease

or photo of signage H.7 Paragraph summarizing use of materials H.8 Paragraph summarizing green cleaning program H.9 Photo of wellness amenity (can be on property website) Waiver: proof of certification

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APPENDIX

Recycling Category Activities R.1 Copy of sample signage or photograph of signage R.2 Copy of communication to tenants R.3 Copy of plan R.4 Copy of policy R.5 Paragraph summarizing rate goals R.6 Paragraph detailing rate improvements and ways property improved R.7 Picture of event or event invitation/promotional piece R.8 Paragraph summarizing audit and findings or copy of any

checklist/form used R.9 Invoice from recycling service provider or paragraph summarizing

recycling program and service provider(s) R.10 Paragraph detailing rate improvements and ways property improved R.11 Paragraph detailing rate improvements and ways property improved R.12 Invoice from recycling service provider or paragraph summarizing

recycling program and service provider(s) Waiver: proof of certification

Purchasing Category Activities P.1 Paragraph summarizing purchasing program or invoices from

vendors P.2 Invoice from vendor(s) P.3 Invoice from vendor(s) P.4 Proof of purchase P.5 Copy of communication to vendors P.6 Copy of clauses Waiver: proof of certification

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