Sustainable Facility Management: Its not just about the environment

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Sustainable Facility Management Its not just
about the environment! Five things you need to
know about your facility
Christopher Hodges, P.E., CFM, LEED AP, IFMA
Fellow
    Join IFMA Want to Get Involved Contact Us
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Agenda

• The impact of Facility Management on
  sustainability

• Getting to know your facility

• Conservation and Reduction in difficult times

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Impact Sustainable Facility Management

• Sustainability is the ability to meet the needs
  of the present without compromising the ability
  of future generations to meet their own needs
  Brundtland

World Commission on Environment and Development
Our Common Future April 1987
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The Triple Bottom Line
Impact Sustainable Facility Management
People
Planet
ENVIRONMENT
SOCIAL
Triple Bottom Line
ECONOMIC
Profit
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Impact Sustainable Facility Management
Sustainability
Sustainable Facility Management is a process of
integrating the people, place and business of an
organization that optimizes economic,
environmental, and social benefits of
sustainability
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Impact Sustainable Facility Management
76 million residential and 5 million commercial
buildings in the U.S.

• These Buildings Consume
• 39 of all energy used in U.S.
• 76 of all electricity

• These Buildings Generate
• 36 of total CO2 emissions

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Impact Sustainable Facility Management
U.S. 70 Billion Square feet
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Impact Sustainable Facility Management
Corporate Headquarters Model

• 8 stories, 640,000 square feet
• Design Construction Costs (CRV)
  82,368,000
• Capital Renewal 2 of CRV
• OM Budget 5.69/sf
• Inflation 3

RS Means 2006 Square Foot Costs APPA
Benchmarks IFMA Benchmarks 25 Headquarters
Average
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The Value of FM
Impact Sustainable Facility Management

• Typical design and construction costs account
  for only about 2 of an organizations total
  cost to exist.

Life-Cycle Costs of a Facility
(Cotts, D.G., The Facility Management Handbook,
Second Edition, 1999)
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Impact Sustainable Facility Management
In Terms of Total Dollars (Millions) . . .
What about this?
695
People Savings
6,950
People Cost
Building
We know this is possible
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Savings
772
Building Cost
0
2,000
4,000
6,000
8,000
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Tools Building Rating Systems
HK- BEAM (1995)
Japan Sustainable Building Consortium (2002)
GBCA Green Star (2003)
Energy Star (1992)
Leadership in Energy Environmental Design (2000)
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Tools Building Rating Systems
LEED assesses the performance of buildings in
the following areas sustainable sites water
efficiency energy and atmosphere materials
and resources indoor environmental quality
innovation and design process
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Tools Building Rating Systems
As of 06/08/09
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Tools Building Rating Systems
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Tools Building Rating Systems
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Agenda
Yeah, I get it, its a problem now what???

• Getting to know your facility

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Getting to know your facility
First Know your organization!
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Getting to know your facility

• Environmental
• Resources, Pollution, Climate
• Social
• People, Community, World
• Economic
• Money, Money, Money

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SFM and the Triple Bottom Line
Impact Sustainable Facility Management
Is Green Always the Best Option?
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The Link Between TBL and SFM
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Getting to know your facility

• Site
• Water
• Energy
• Whats coming and going from our buildings?
• Indoor environment

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1. Site
Alternative Transportation
Workplace Alternatives
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1. Site

• Transportation Energy Usage Average CA Office
  Building
• 127 KBTU/sf/year
• Operational Energy Usage Average CA Office
  Building
• 72 KBTU/sf/year
• How Much More Energy Does The Average Commute to
  the Building Use?
• 57

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2. Water Efficiency
Domestic
Process
Irrigation
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Improving Water Efficiency
2. Water Efficiency

• Improving water efficiency through plumbing
  fixture replacement
• Replace older high-flow fixtures with ones that
  meet current requirements
• Dual flush valves on water closets Full flush
  1.6 gpf or half flush 0.8 gpf
• Install high-efficiency fixtures that exceed
  current requirements
• High-Efficiency Water Closets 1.3 gpf or less
• High-Efficiency Urinals Can use 1 pint or less
• Waterless Urinals
• Ultra Low-Flow Shower Heads - 1.5 gpm or less
• Install low-flow aerators 1.0 gpm to 0.5 gpm
• Use alternative water sources Grey water

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The Elusive Negawatt
3. Energy

• Coal
• Natural Gas
• Oil
• Uranium

The 5th Fuel
Energy Efficiency
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3. Energy
The 6 Biggest Energy Wasters in Buildings

• 1. Equipment running more than needed
• 2. Cooling or heating air more than needed
• 3. Cooling or heating water more than needed
• 4. Heating and cooling at the same time
• 5. Moving too much air
• 6. Moving too much water

Portland Energy Conservation Inc. (PECI)
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3. Energy

• The Importance of Energy Efficiency
• Lighting
• Heating and Cooling
• Plug Loads
• Process Loads

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3. Energy

• Whats It For?
• Standardized Metric of Energy Performance
• Compare Efficiency Across Country (Scale of
  1-100)
• Normalize Energy Consumption

• ENERGY STAR buildings
• Use 35 less energy than average buildings
• Cost 0.54 less per square foot to operate when
  compared to an average building (2.10/sf less
  than a below-average building)
• Prevent 25 billion pounds a year of greenhouse
  gas emissions, relative to typical facilities

More than 7,000 Labeled Buildings
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3. Energy
Commissioning

• Retro-commissioning of existing facilities
  typically
• Costs 0.27 - 0.40 per SF
• 5 - 20 annual energy savings
• 0.5 to 2 year payback

Source Portland Energy Conservation, Inc.
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4. Whats coming and going from our buildings?

• Ongoing consumables
• Durable goods
• Facility alterations/additions
• Lamps
• Food service

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Durable goods and efficient work practices
4. Whats coming and going from our buildings?

• Set your photocopiers and printers to copy on
  both sides by default.
• Transmit electronic files, not paper files when
  possible.

Implementing PC Power Management can save up to
90 per PC annually
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4. Whats coming and going from our buildings?

• What is Your Waste Stream and Why Should You
  Care About It?
• It is the overall flow of the wastes from the
  building to a landfill, incinerator, or other
  disposal site.

• Paper
• Glass
• Toner Cartridges
• Cardboard
• Food Waste
• Metals
• Plastics
• Batteries

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Food
4. Whats coming and going from our buildings?

• Reduce the environmental and transportation
  impacts associated with production and
  distribution.
• Purchased labeled
• USDA Certified Organic
• Food Alliance Certified
• Rainforest Alliance Certified
• Protected Harvest Certified
• Fair Trade
• Marine Stewardship Councils Blue Eco-Label
• Purchases are produced within a 100-mile radius
  of site.

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Verification Programs
4. Whats coming and going from our buildings?
Sustainable Purchasing
1992 www.energystar.gov
Purchasing Guidelines

• US EPA Environmentally Preferable Program (EPP)
• www.epa.gov/epp

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Recycling
4. Whats coming and going from our buildings?

• Paper
• Glass
• Toner Cartridges
• Cardboard
• Food Waste
• Metals
• Plastics
• Batteries

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5. Indoor Environment

• Reduce Exposure Contaminants
• Indoor Air Quality

EPA studies show indoor air quality 2-5 times
worse than outside air WHO states 30 of
buildings have indoor air quality problems.
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5. Indoor Environment

• Occupant health and productivity
• -- Reduced absenteeism
• -- Higher productivity
• -- Improved recruiting
• -- Increased retention
• Custodial Staff Health Safety

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Green Cleaning Programs
5. Indoor Environment

• Green products
• Sustainable equipment
• Dilution strategies
• Cleaning training and standard operating
  procedures
• Hand hygiene
• Guidelines for safe handling of chemicals
• Daytime cleaning
• Occupant feedback

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The Value of Facility Management
5. Indoor Environment

• Typical design and construction costs account
  for only about 2 of an organizations total
  cost to exist.

Life-Cycle Costs of a Facility
The Cost of Productivity Average annual cost for
Personnel 300-600/sf For facilities
20/sf For energy 2.50/sf
(Cotts, D.G., The Facility Management Handbook,
Second Edition, 1999)
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Agenda

• The impact of Facility Management on
  sustainability

• Getting to know your facility

• Conservation and Reduction in difficult times

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Common FM Questions
Conservation and Reduction

• How Long Will This Take?
• How Much Will It Cost?

Where does your money come from?
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Conservation and Reduction
Capital Budget

• What is included in a Capital Budget?
• Future cyclical repair and replacements
• Measures that extend service life or retain the
  usable condition
• Major activities with a maintenance cycle in
  excess of one year
• Systems that have reached the end of their useful
  life

• Capital Budget Typically 2-4 Replacement Value

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Operating Budget
Conservation and Reduction

• What is included in an Operating Budget?
• Service and routine maintenance
• Utilities
• Custodial services and cleaning
• Pest control
• Snow removal
• Grounds care and landscaping
• Environmental operations and record keeping
• Waste hauling and waste diversion (recycling)
• Security services

• Facility Operating Current Replacement Value
  Index 1.63
• (Mean from IFMA Benchmarks V-2008)

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How to Improve
Conservation and Reduction

• Based on Initial Rating
• 149 New equipment best practices
• 5074 Best practices equipment upgrades
• 75100 Congratulations! Build on your success

Capital Budget
Operating Budget
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Conservation and Reduction
Capital Budget Typically 2-4 of Current
Replacement Value
Deferred Maintenance increases Facility Condition
Index decreases

• Facility Operating Current Replacement Value
  Index Typically 2 to 4

Preventive Maintenance decreases Corrective
Maintenance increases
What happens when these numbers shrink?
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ROI and Payback Period
Conservation and Reduction

• Net Present Value (NPV) The value today of all
  future sums of
• IRR The rate of return when the NPV 0
• Payback Period The amount of time it takes to
  make the NPV 0

Dont forget to show future savings!!!
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Know your numbers!!!
Conservation and Reduction

• You need to know Total cost of ownership
• You need to know how to Reduce operating cost
• You need to be able to speak Return on
  investment and Payback

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Conservation and Reduction
Saves Energy
Reduces GHG Emissions
Saves Water
Saves Money
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Agenda

• The impact of Facility Management on
  sustainability

• Getting to know your facility

• Conservation and Reduction in difficult times

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Using the right tools
Tools for SFM

• Strategy (TBL)
• Energy
• Water
• Carbon
• Finance

The first tool is to get educated Brenna
Walraven, 5/13/09
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Questions?
Thanks!

• Christopher Hodges, P.E., CFM, LEED AP, IFMA
  Fellow
• hodges_at_feapc.com

www.feapc.com