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Rebate Capture: What does a good job look like? When is "free" not free?

RealWinWin — Thu, 09 Feb 2012 15:42:48 GMT

Are you paying for Rebate Administration? If “yes”, why?

Aren’t all the “smart guys” getting free rebate collection as part of their equipment purchase and installation – particularly for lighting? Aren’t all the “top vendors” providing rebate collection at no or minor cost? Aren’t the vendor’s experts at capturing incentives? Can’t anyone just “push paper”?

It seems like an easy choice right? Why pay for something you can otherwise get for free or at a huge discount?

The answer is not quite so simple and the really smart guys ask their vendors a few more questions:

· Do you file for all my rebates – custom as well as prescriptive?

· How many people do you have on staff filing rebates and how many rebates are they filing for in addition to mine? Is capturing rebates their only job responsibility? How long have they been on staff?

· How long has your company been capturing incentives? How many per year?

· How do you manage the timing issues involved with utility prefile requirements?

· How do you manage the inevitable conflicts between your preferred installation schedule and preapproval timing?

· Does your staff have time to personally expedite preapprovals and rebate checks from the utilities?

· Who schedules pre and post inspections?

· Can you provide a site by site rebate estimate up front so we, the customer, can measure the success of the rebate effort?

· What do you do about capturing for other energy conservation measures which I am pursuing and you’re not providing?

· What kind of reporting do you provide and on what schedule so I can track your progress against plan?

You see, the really smart guys know nothing is free. The really smart guys employ a detailed process of evaluating what’s actually captured against an equally detailed estimate of rebate opportunity which had been made in advance. The smart guys know they need to understand what a good job looks like or they’ll receive whatever their vendor can capture – more or less “what’s good enough”. And the really smart guys know “good enough” is not good enough.

Capturing rebates is NOT just pushing paper. There are easily more than four hundred, different incentive programs of consequence. Each program is different enough and yet similar enough to make knowing the details important. A truly successful rebate capture effort requires organization, systems, and dedicated personnel – and that’s just for the standard stuff.

The smart guys also know if the technology is emerging, like LED lighting, you really need to pay attention to the answers to the above questions because up to three quarters of eligible rebates are going to require custom applications, an effort vendors may not be well equipped or willing to handle.

So the really smart guys ask a lot of questions. They figure out in advance what a good job looks like. And then they pay accordingly so they can be confident they are getting the best rebate outcomes, net of any fees involved in getting them.

Net-net, lack of dedication and expertise means fewer incentives captured for the customer, even if the capture cost is free.

So, how about you? Would you rather get 100% of one incentive or 80% of two? How many rebates will your vendor have to miss before “free” starts to look not so free?

Still want to get rebate capture from your contractor? And, will you be asking your dentist to file your taxes, too?

Nobody Likes Budget Season

RealWinWin — Thu, 09 Feb 2012 15:38:54 GMT

There is little to love about budget season other than the fact that, at most companies, it comes in the same season as Santa and New Year celebrations. The good news is unless you work for the US government, eventually a final budget gets approved every year and project teams are free to move forward to implement approved plans.

Unfortunately, by the time you get your approval, schedules already may be behind so there is often added pressure to move forward aggressively to hit needed implementation dates. If your projects are energy efficient and you are planning to collect rebates as part of gaining budget approval, utility requirements can throw a big wrench into your project implementation schedules.

The following are the most common rebate-capture related concerns you will have with respect to budget season and scheduling projects thereafter, especially if your budget approval comes later than optimal. The key point is failing to pay heed to these issues (and others) will result in fewer captured incentives and a slower or lower return on capital than approved.

To maximize your chance for project approvals you will need sound rebate estimates to include in payback analyses for the projects you propose. This means completing eligibility assessments and rebate estimates well before budgets are proposed, let alone approved.

Understanding product-related rebate eligibility is increasingly important, especially for emerging technologies such as LEDs. Customers that select equipment unacceptable to utilities have almost no chance of capturing incentives without a sizable effort aimed at working hands-on with utilities to overcome approval hurdles.

If budgets are likely to be approved late and schedules are tight, utility pre-inspection and approval processes will present a significant challenge to ensuring receipt of incentives later on.

It is important to have flexibility AND control over the project schedules. By knowing which incentives will require pre-approvals from utilities, you can optimize work schedules to ensure suitable time for incentives to be maximized. Even a simple understanding of pre-project versus post-project filing requirements will greatly impact your opportunity to capture incentives.

Pay attention when vendors/contractors are offering incentive capture as they most often will favor maximizing their most cost-efficient deployment of their labor, especially if under-staffed, rather than allotting suitable time for incentive approvals with respect to timing and/or product issues.

Get your rebate team involved with your vendors at the time of contract award so documentation

are requirements for vendors are built into their project plans and commitments.

Missing the details on site specific audits which are required to properly apply for an incentive will result in no rebate being captured. Such details prove to be difficult to obtain when not sorted out early in the planning process.

Rebates programs are designed to propel your projects through the competition for scarce budget dollars by providing incremental funding to improve their financial returns. Rebates are designed to offset the incremental cost of choosing the most efficient option over standard efficiency options, leaving the savings from increased efficiency entirely to the company’s benefit. Most programs look to drive 4 and 5 year paybacks on higher efficiency projects down to the 2 to 3 year paybacks generally required for projects to dodge the dreaded budget axe.

Make sure you identify and organize around capturing incentives early in the budget process to maximize your wins in budget season and to make sure you deliver on the financial returns your project promised.

T12 to T8 Retrofits – Do it Now!

RealWinWin — Thu, 09 Feb 2012 15:32:53 GMT

The age of efficient fluorescent general illumination is now. Super-T8 and T5 lighting systems provide a significantly lower usage advantage over older T8 systems and more so over any existing, outdated T12 systems.

Plus, since lighting accounts for 40% or more of a commercial property’s electric utility bill – YOUR utility bill! -- one of the easiest ways and most cost-efficient ways to lower electric consumption from lighting is to install more efficient ballasts and lamps.

But, you ask, why incur the cost of upgrading to a T5 or T8 system when your older T8 and/or T12 system is functioning perfectly? Three reasons:

• legislation specifically targeting T12 lighting system replacement,

• utility rebates and expiring bonuses for T12 retrofits, and

• long term energy reduction opportunities.

The Department of Energy has passed legislation mandating the phase out of almost all T12 lighting by July of 2012. This means T12 lamps will no longer be manufactured for sale in the US after that date. The production of magnetic ballasts, typically used in T12 lighting systems, was already phased out in January of 2010. In eight short months all replacement parts for your T12 lighting system will be completely antiquated.

The transition to T8 and T5 lighting systems can be a relatively smooth process. T8 and T5 systems can work in your existing fixture. Only the existing lamps and ballasts need to be replaced. However, due to the fact no major renovations are needed many building owners are waiting until the last minute…

DON’T!

Utility lighting incentives and rebates are designed to help offset the initial cost of a T12 to T8 (or T5) upgrade. The net payback, including a rebate, will average between 1 to 3 years. Plus, not only do almost all utilities still have T12 to T8 retrofit incentive programs, many have bonus incentives to make the switch today!

Yet, given the impending legislation, utility rebates for this lighting measure will also be phased out, and many very soon. Utilities provide incentives and rebates to help their commercial customers “buy down” the initial cost of the installation of an energy efficient technology. Once legislation is enacted which increases the efficiency standards for building systems, state and local energy codes transition existing technologies which have historically been considered “efficient” into their new baseline standard. Consequently, utilities will typically not incent their customers to purchase and install equipment which is required per the baseline standard of the applicable energy code or building standard in that geography.

So don’t wait. If you do, your costs will be higher and your payback longer, for something you will have to do someday anyway.

The good news is retrofitting your lighting system while incentive programs (and in many cases bonus programs) are actively seeking these projects will not only improve your ROI. Plus, doing so will decrease your electric bill sooner so you will reap the benefits of energy savings for a longer period of time from your investment.

Energy savings coupled with a rebate makes aggressively converting T12s to T8s or T5s a very attractive business decision. You will have a much shorter payback period and your initial cost will be considerably lower with the utility rebate.

If you have questions about the T12 to T8 phase out, call RealWinWin and we’ll do our best to answer them. We’ll even help out with capturing the rebates, too!

Having Good Information Isn't Enough for Facility Managers

Ed Sullivan — Mon, 06 Feb 2012 20:07:55 GMT

I heard some really good news not too long ago. I was at a presentation for top executives, and the topic was sustainability. One of the speakers started describing tax deductions for energy efficient upgrades in buildings. The takeaway, and I quote: “You can pretty much get a tax deduction for anything you put in.”

If you’re familiar with EPAct tax deductions, does that make you laugh? Cry? Or just shake your head?

I’m not sure there’s anything new about top executives getting bad information about facilities. What is new is the level of interest that senior managers are showing when it comes to facilities.

It’s easy to understand why facilities are drawing more attention. Take a look at a whole range of important business issues — control of capital and operating costs, productivity, organizational flexibility, corporate culture, and of course sustainability — and you’ll find significant facility considerations in every case. Some issues can’t be addressed seriously if facilities aren’t a big part of the plan.

So it’s no surprise top executives are keeping their ears open for information about facilities. The real question is, will the information they get be accurate and complete?

The facility managers who can answer yes to that question are ones who have access to top management and are the trusted source of facility information within the organization. Of those two — access and information — my sense is that the typical FM would say information is more important, and so devotes more time and energy to keeping up to date than to gaining access. I won’t argue with that. (Indeed, helping you stay up to date is the idea behind this month’s cover story.) But at the same time, the door to the boardroom isn’t going to open on its own. And having information that could help top management isn’t enough if you never get the opportunity to share it.

Energy Efficiency Incentives and Energy Management Systems

RealWinWin — Thu, 19 Jan 2012 14:42:37 GMT

There’s no doubt retail Facility and Energy Managers are upping the bar with respect to how they operate their facilities efficiently. But how do they find ways to operate their facilities smarter?

In the past, temperature and lighting controls were held hostage by building managers who had a wide range of independence with respect to adjusting set-points and controlling lighting for comfort. That type of localized control leads to higher energy usage, by using more cooling or heating than required to meet the comfort needs of the store, and by keeping lighting running before or after the business day whether intentional or not. Additionally, older “legacy” technologies, like programmable thermostats, do not provide Facility Managers with any means of monitoring the real time operation of their stores at the Enterprise level.

Enter Energy Management Systems (“EMS” ). An EMS is essentially a computer in the building connected to all of the building’s measurement and control points. The EMS runs its “sequence of operations” (“SOPs”) continuously. The SOPs are time and/or event based instructions such as: “Set internal temperature setting at 10pm to 64 degrees” and “Set internal temperature back to 72 degrees at 6am”…

Most EMS systems today permit remote access over a network – the company’s own IP; “the cloud”; wireless; etc. A remote access EMS provides Energy Managers a virtual portal into the operations of their facilities’ building systems. Energy Managers can remotely measure and control building operating parameters through the EMS inside the building, and often people within the building are “locked out” of making changes.

With an EMS in place there is a significant opportunity to realize proven energy savings. However, when it comes to obtaining incentives for EMS there are many obstacles which stand in the way of receiving incentives to offset the cost of EMS itself:

• How are the savings quantified? Most EMS-related savings occur primarily from the optimization of HVAC systems. Those savings often vary from month to month as they are highly dependent on occupancy and seasonal weather conditions.

• How much savings are you expecting? EMS is incented through utility “custom” programs which pay for savings on a “kWh” or “kW” basis. Typically, the customer is required to provide the utility with a reasonable expectation of savings before the project commences.

• Are you replacing an existing system or truly upgrading the EMS profile in the building? Most utilities see an upgrade to an existing EMS as a maintenance activity. Their point is replacing an existing EMS typically does not ADD savings to the building. You may be eligible for an incentive only when you can document additional control which will result in savings in addition to any existing EMS actions. Likewise, please know utilities do not typically provide incentives for new construction if they believe the EMS is part of the building’s design or if specific control capability is required by code.

• How do you prove the savings are persistent? After the project is completed, the utility will want to know the new EMS is operating in the manner which will provide the savings initially estimated by the customer. Some utilities may ask for modeling or metering of the energy usage of your building systems using data loggers or perhaps through the newly installed EMS.

There are steps which you can take to help make the process of applying for and successfully receiving incentives for EMS much easier:

• Get your EMS vendor to “buy in” to the incentive application process. Ask your vendor if they included any savings estimates as part of their proposal. Are they prepared to help support you with any energy metering required by the utility?

• Look at the current operating conditions of your facilities; avoid locations which have old, obsolete or defective HVAC equipment. You’ll get more savings by replacing old inefficient equipment rather than installing EMS on those units. Talk to both your EMS and HVAC vendors about installing EMS controls on new HVAC units at the factory. You’ll save a lot of cash by avoiding the labor cost required to install the new controls in the “field.”

• Consider performing a “pilot” installation of the EMS prior to a broader roll-out of the EMS throughout your portfolio. Utilities are more willingly to accept your projects if they can see tangible results from previously installed EMS applications.

• Timing is everything: Start the discussions with your utility EARLY. Due to the complexity of EMS projects, the lead time for utilities to approve EMS incentive requests can be as long as SIX MONTHS in advance of you target installation date.

• Realize every utility has a different spin on EMS projects; what works in Texas may not necessarily work in New Jersey. While not every utility requires higher order engineered calculations, most will not accept “back of the envelope” calculations. Finding the right means of conveying the savings to the utility is the key to having utilities accept your EMS projects into their incentive programs

U.S. Government Calls for Submetering to Improve Building Efficiency

Mark Hansen — Fri, 06 Jan 2012 12:36:58 GMT

The National Science and Technology Council released a report in October calling for the "fine-grained" and "real-time" measurement of energy in buildings — recognizing submetering as a key enabler for improved performance for both new and existing properties.

Commercial and residential buildings consume about one-third of the world's energy and account for more than 40% of total US energy consumption. According to the report, submetering provides the level of information detail and transparency necessary for more efficient management of energy resources in these buildings.

Submetering exposes inefficient operations and uncovers opportunities for reducing energy consumption — offering building managers one of the quickest and most cost efficient routes to energy cost savings.

You can read the committee's full report here.

For some real world examples on how making resource consumption information available to stakeholders increases building efficiency and saves money, check out the following articles:

University of Toronto Knows Resource Consumption Visibility Key to Future Success

Intelligent Buildings in the Institutional Sector

School Board Spends Less on Energy, More on Education

Triacta's PowerHawk® family of revenue-grade meters and monitors are suitable for stand alone monitoring situations requiring several metering points, or high density regulated applications that require precision measurements and a small "foot print". PowerHawk meters can be integrated with building management and automation systems or used on their own — forming a metering fabric for part of a building, an entire building, or a complete real estate portfolio.

Tax Opportunities Through Abandonment

Marky Moore — Wed, 04 Jan 2012 17:00:10 GMT

If you are considering making improvements to a commercial building, there are various tax strategies that may apply to your particular situation. One of these is abandonment, which allows the taxpayer to reduce the tax burden when replacing assets that exist within a building. So, if your green building strategy includes replacing metal halide lighting or your HVAC system, you may be able to take advantage of an abandonment tax deduction.

Individual assets being replaced may qualify for abandonment if they were never identified or segregated in the accounting records of the business when the building was purchased or constructed. If the books reflect just the large asset, such as “Building”, this means that the value of each individual asset is included in the value of the building. Typically, the “Building” is being depreciated over 27.5 years for commercial residential or 39 years for commercial property. These individual assets do have a value of their own, and when the time comes to replace them a tax deduction should be taken for all remaining value associated with those assets. If no specific value was assigned to your HVAC system or metal halide lighting, a qualified advisor may be able to determine the remaining value at the time of replacement, allowing for a deduction which will help defray the cost of the new equipment.

An abandonment study can determine whether a deduction can be taken, as well as identifying the value of the assets being replaced. Metal halide lamps are commonly used around manufacturing and industrial buildings. They do have a finite life span, and information such as the make and model will help determine the value at the time of replacement. Additional information needed would be the date the lighting was installed, the date of service, or the date of purchase for new construction. Abandonment may also apply to HVAC assets in your building. When looking at replacing assets in the building, it should be noted that in order to qualify for abandonment, the assets must be discarded so that they cannot be sold or used again.

Working with advisors who understand tax strategies such as abandonment, cost segregation and various energy efficiency tax deductions that are available to qualified businesses ensures that your improvements are made as part of a holistic business strategy that takes full advantage of benefits available to you and saves money on capital expenditures.

For more information please contact crginfo@capitalreviewgroup.com directly at 602.741.7776

CAPITAL REVIEW GROUP does not advise on any personal income tax requirements or issues. Use of any information from this document or web site referred to is for general information only and does not represent personal tax advice either express or implied. You are encouraged to seek professional tax advice for personal income tax questions and assistance.

Financing HVAC and Building Controls with 179D Deductions

Marky Moore — Wed, 04 Jan 2012 16:57:00 GMT

Business and building owners often face a dilemma when considering replacing or updating their HVAC system. Although operating an energy efficient HVAC system saves money for business and building owners in the long run, many are concerned by significant first cost. Too often the recommendation is to retrofit an existing building with energy efficient HVAC in order to save money on energy costs, but then the question arises - how to fund the investment? The considerations: Would a quick fix or band-aid on the system do for the time being? Would a very low first cost make sense? The owner is faced with the choice of coming up with the required capital or continuing to face increased operating costs and future repairs. The ROI/SPP (Simple Pay-back Period) on new, energy-efficient systems may take a bit longer, but the equipment will perform more reliably, provide a better environment and lower operating costs both short and long-term. Most business owners will assume that funding for energy efficient upgrades must come from dipping into their equity in the facility, or from an outside funding source such as a bank loan.

Fortunately, there are alternative strategies that may be initiated to fund energy efficiency projects by significantly lowering the business or building owner’s tax burden. One tax benefit unfamiliar to facility owners is found in Section (§) 179D of the Energy Policy Act of 2005. §179D includes full and partial tax deductions for investments in energy efficient commercial buildings that are designed to increase the efficiency of energy-consuming functions. The deduction available is up to $.60 per square foot for each of the following: Lighting, HVAC, and Building Envelope, creating potential for $1.80 per square foot if all three components/subsystems qualify. These deductions are applicable to buildings that were either built or retrofitted after December 31, 2005. In order to qualify for the deduction, the taxpayer must receive a third party energy efficiency certification.

Professional expertise is essential when looking at HVAC system upgrades that will qualify for the §179D deduction. In order to qualify - the building that is to be improved with the new HVAC system must be modeled by a qualified individual using IRS prescribed software. Required data may be blueprints/plans and specifications for the building and the new system. Based on the specific needs and characteristics of the property, as well as the variety of HVAC and control systems available in the marketplace today, it may be prudent to model any and all possible systems to identify the most appropriate solution for the facility. Third party certification is required in order for the system to qualify for Section 179d – per the IRS.

There are a variety of options for improving the efficiency of heating and cooling systems – including: first replacing an older, maintenance intense system; controls, and building automation systems (EMS/BMS). Also known as Direct Digital Control (DDC), Business Management Systems range from simple programmable thermostats to complex, sophisticated systems that control multiple facilities and a variety of systems. Control systems typically contain three primary components:

1. The automated system that provides controls for HVAC, lighting and/or other systems within the facility,

2. Energy information systems that work with the controls to provide energy data to operators and energy managers,

3. The participants in the automated system that result in system efficiency.

These systems perform functions of programmed commands for HVAC, ventilation, temperature and may include lighting commands. These systems typically record data, including utility demand and energy use, building conditions, climatic data and status of controlled equipment. The data furnished by the control system is vital to managing energy usage – “only if it is measured can it be managed”.

New or existing systems need adjustment based on conditions and use, which is sometimes difficult for staff to manage. Sequencing multiple processes is best completed by automatic controls designed specifically for that purpose. Leaving control of energy systems to the occupants may have a major – and historically negative - impact on energy usage. Even if an old HVAC system is replaced with a new, energy efficient unit, the effect of individuals manually raising and lowering the temperature may be extremely detrimental. Human interaction with manual controls often taxes the system and decreases efficiency and consistency in the equipment that is being controlled. The efficiency of facilities is improved radically when control routines are established and implemented within an automated control system.

Additionally, the target for thermal comfort according to ASHRAE Standard 55-2004 is 80% of occupants within a space. Thermal comfort is one of the most subjective dynamics of environmental conditions.

There are countless configurations and “smart” technologies that can be put to work in building automation systems. Occupancy modes such as Unoccupied, Warm Up and Night Setback may be used to set schedules for lighting and temperature control and often safety and security systems.

Certainly, the technology is advancing – virtually on a daily basis – so that when considering a retrofit the component parts that may improve efficiency and ultimately operating expenses are also a major dynamic in the system application as well as the financial picture of the project. After making the decision to implement an automated control system, it’s important not to just assume that the system is providing energy efficiencies. A thorough verification and measurement approach is the only way to provide evidence that systems are properly automated and actually resulting in savings and greater energy efficiency.

Instead of looking to outside funding sources or reducing valuable equity to fund energy efficient HVAC upgrades or systems, it makes sense to enlist the skill and knowledge of qualified professionals to coordinate green building improvements. Whether in the planning and design stages of a new facility or making decisions on retrofits or upgrades of existing commercial buildings, working with these pros may allow commercial building owners to not only pinpoint the most effective improvements to implement but also create a cohesive plan to ensure that maximum energy savings and tax benefits result from the capital expenditure.

For more information please contact crginfo@capitalreviewgroup.com directly at 602.741.7776

To Expand Network, Ask the Right Questions

Ed Sullivan — Mon, 02 Jan 2012 22:10:48 GMT

In case you forgot to make a New Year’s Resolution, here are some retroactive resolutions to consider: Get more exercise. Save more money for retirement. Expand your network across the organization.

Good ideas, right? And what better way to start 2012 than by resolving to improve yourself. Still, those resolutions by themselves don’t seem very useful. They may qualify as good advice, but they don’t really help you get anything done.

That’s not to say that the idea behind New Year’s Resolutions is a bad one. Even if you don’t make New Year’s Resolutions yourself, you likely have goals, or just ideas you’d like to act on. The trick is going from thought to deed.

Take the resolution about expanding your network. Facility managers often hear that’s a good thing to do. Let’s say it made your list.

OK. Now what?

The first question is, who do you want to network with? A peer from IT or HR? A business unit leader? You might begin with someone you’re on good terms with and try to strengthen or expand that relationship. Or you might start with someone whose department has caused problems for the facility staff in the past.

To some extent, who you talk to depends on what you want to talk about. One approach is simply to get to know others in the organization and start to educate them on what your department can offer. Another tack is to ask your peers if there is any way the facility staff can improve its service. A third route is to ask about challenges they are facing and identify ways that the facility organization can help tackle those issues.

No matter what your resolution is, it’s probably a good idea to think in terms of small concrete steps. Expanding your network is a great idea, but without some specific actions attached, it’s not much more than that — a great idea, not a plan of action.

Rebate Program Funding Being Exhausted Earlier Than Usual

RealWinWin — Fri, 30 Dec 2011 13:59:04 GMT

As of late Fall, upwards of 30 well-established, well-funded utility rate-payer based rebate programs have exhausted their commercial and industrial-targeted funds for the current program year. From Michigan to Texas and Nevada to Pennsylvania programs are out of funds already or running low. This is twice as many as last year and several months earlier than usual. With funding, according to the Consortium for Energy Efficiency, continuing to increase every year (the total funds budget for 2010 exceeded $7.5B, up 24% from 2009) the question is “why is the money going quicker”?

Fewer funds available? No. Fewer programs? No.

There are several contributing factors: increased participation, improved technologies and better designed programs.

Increased Participation – with energy efficiency awareness at an all-time high, rebates & incentives for energy efficient improvements (for which users largely had a take-it-or-leave-it attitude up until a few years ago) are on almost every property owner’s radar these days. With energy prices on the rise, addressing energy efficiency and seeking to offset the cost of these improvements with rebates is quickly becoming standard protocol for large corporations, as well as your local corner store. Simply put, more awareness has more funds being doled out for energy efficient projects.

Improved technologies – With the significant savings attainable with new technologies –LEDs, geothermal, magnetic bearing chillers, etc — it doesn’t take too many projects to absorb huge amounts of money available to be paid out in incentives. For example, with the introduction (and readily apparent acceptance) of LED lighting into the mainstream more money is being distributed at larger clip due to the enormous energy savings opportunities presented by LED technologies, on a per-project basis. Increasingly retailers of all sizes, from department stores and specialty retailers to restaurants and coffee shops, are replacing their existing 60-90 watt halogen lamps with low wattage LED lamps, in some instances dropping 70 watts per lamp! With many rebate programs using “custom” methods of determining energy savings and associated payouts the incentives for LED retrofits can be through the roof — in some cases, covering 100% of the installed project and upwards of $20k - $50k per site or more.

Better designed programs – for most well established large utilities in the U.S. … distributing rebates and incentives for energy efficiency is old hat, and such, improving on past experience is commonplace. Incentive Program Managers (typically the Utilities) are employing new strategies to expand existing programs and add new ones, enhance advertising and promotions, and conduct innovative pilot projects. Some are even running fewer, simpler programs that can get the most energy savings as quickly and cost-effectively as possible. They are educating and aligning themselves with local contractors and implementers, driving energy efficiency investments and energy cost savings to unprecedented levels.

So what does this mean?

Generally, it means paying more attention to incentives if you are not already. It also means developing an attention towards making “rebate capture” a planned, best practice in your new construction and retrofit efforts:

1. Property owners should strongly consider scheduling energy-reducing initiatives as early in the calendar year as possible to ensure maximum availability of rebate and incentive offsets. Although some programs do not follow the calendar year for the opening and closing of their programs, the vast majority do.

2. Additionally, property owners should seek pre-approvals and reserve funds for planned projects when possible, and well in advance.

3. Lastly, and of course (and please excuse my shameless promotion), entities with large property portfolios and aggressive energy-reducing plans should consider working with an outsourced 3rd party rebate administrator who has their finger on the pulse on these programs and will understand the status of program funding levels and include them in project scheduling to maximize rebates captured.

What New E-Waste Recycling Laws Mean for Businesses and Building Managers

Kelly Aaron — Thu, 29 Dec 2011 21:01:39 GMT

Businesses (and homeowners) in Illinois will be prohibited from sending old electronic equipment to landfills. While there is currently a law in effect that requires some of that electronic material to be recycled, the new regulation adds more equipment to the list, and creates bigger penalties for businesses that do not comply.

How big are these penalties? Currently the fine for violating the Illinois e-waste recycling law is $1,000 per incident. Once January rolls around, however, the fines will be increased to $7,000 for each violation. You may be thinking to yourself, “$7,000 isn’t much money in the grand scheme of things.” While that may be true, it seems pointless to accept a penalty when it’s so simple to safely and lawfully dispose of your material.

Because these laws require manufacturers to recycle a certain percentage of the equipment they sell, most will have a program in place for you to return used equipment. Since businesses and buildings go through electronic equipment more often, and in greater numbers than a homeowner does, these programs aren’t always ideal for them. Luckily, there are recycling companies (like EverLights) that make recycling e-waste safe and easy for businesses.

Our e-waste recycling process guarantees all of your information is safely disposed of. Before materials are shredded, all the information is wiped from your hard drives, ensuring nobody will ever get their hands on it. Once your information is removed, the materials go through a shredding and smelting process to break them down into their original forms. The “new” material is then sent off to manufacturers who use it to create new equipment, including electronics. Once the process is complete, we’ll send you a certificate of recycling, proving that your materials were recycled following all regulations.

If you’re not recycling electronic equipment at your office or building, you should be. Not only is it the right thing to do, but it’s also required by law. Plus it’s really easy.

We’re more than happy to answer any questions you might have about this topic. Feel free to give us a call any time at (877) 934-9873 or send an email to info@everlights.com and we’ll help you out.

Building Occupants Do Care About Facilities

Ed Sullivan — Mon, 05 Dec 2011 22:56:00 GMT

When it comes to facilities, there are plenty of opportunities to complain — it’s too hot, it’s too cold, this is leaking, that isn’t working. But if you ever start thinking that no one notices the good things about facilities, consider the following thought from a software engineer who works for a giant tech company. He’s describing the workspace of his former employer, another well-known tech company.

Workspace is one of many things he says he likes better about his new company than his old company. He describes his former workspace this way: “Their facilities are dirt-smeared cube farms without a dime spent on decor or common meeting areas.” (His comments were meant for internal distribution only, but he inadvertently shared them publicly over a social network. Oops.)

Dingy cube farms, crummy decor — no one likes those. But common meeting areas — that’s what struck me. He noticed common meeting areas. And he thought highly enough of them to put them on a list that included pay, benefits and social responsibility.

I suspect he’s part of a silent majority of building occupants who recognize the importance of facilities. (I bet the first time facility managers at his new company heard he liked the facilities was when they read that post about his old company.) Facility managers know, if top management sometimes does not, that facilities send a message about what the company is and what it values, a message that comes through loud and clear, all across the organization.

The message goes beyond matters of appearance, though appearance certainly matters. More important is how well the space serves the needs of the people who use it. That should be the message the facility manager carries up the chain of command and out across the organization. That function-first approach pays off in all sorts of ways, including more satisfied occupants. Though they might not say a word to anyone in the facility department, people do notice.

Facility Managers Have to Make LEED Buildings Work

Ed Sullivan — Fri, 11 Nov 2011 23:19:19 GMT

No one really wants to say this out loud, but the fact is that a LEED design alone won’t give you an energy-efficient building.

Architects don’t want to say it because it sounds like they’re not doing their jobs when they design LEED buildings. The U.S. Green Building Council doesn’t want to say it because it sounds like LEED guidelines are no good. And facility managers don’t want to say it because it’s asking for trouble.

Wrong, wrong and, well, right.

Architects alone can’t ensure that a building will be more energy efficient. They don’t control the entire construction process, much less the way the building is operated. Moreover, each new building is in some ways a prototype. In a manufacturing company, no one expects a prototype to be ready for use. But buildings have to be just that. Is it surprising there are often bugs to be worked out?

With the launch of LEED, USGBC transformed the building market. And with successive revisions, USGBC has addressed weaknesses and toughened LEED. A LEED-certified design is a big first step toward a green, energy efficient building. Still, a first step doesn't get you all the way to where you want to go — a building that operates sustainably.

Facility managers know better than anyone that a new building can be full of surprises. But it’s hard just getting money to commission most new buildings. Now imagine telling top management that, even after commissioning, it may take a year of hard work and some additional investment to get the building operating at peak efficiency.

A big part of the problem is that the facility manager has to go into that meeting alone. No one else really wants to say that the way a facility is built and operated is just as important as the way it’s designed. If you don’t believe that good design isn’t enough, check out this month’s cover story about LEED buildings with initially disappointing energy performance. All of them had the potential to be energy efficient. It just took some hard work by facility managers to unlock that potential.

You can learn more about tools and strategies to bridge the gap between sustainable design and sustainable operations by clicking here.

High Schoolers interested in Industrial Maintenance and Industrial Engineering is music to my ears.

Don Fitchett — Fri, 21 Oct 2011 04:38:18 GMT

In clicking on the blog keyword tag "Maintenance", I seen the last relative post was almost a year ago in December. Clicking on blog Keyword tag "Maintenance Management" was even further back in 2009! It was

Technician Recruitment: Reaching into High Schools

Which gave me the idea for this post about new unique ways to get High School student's attention about the exciting fields in Industrial Maintenance and Industrial Engineering. I wanted to share with you all a recent post on my own personal blog, and hopefully you will share it with students you know and they will get more interested in our industry. (Note I have to give credit for the idea below to Joel Leonard who originally wrote maintenance related songs to attract young people to our industry.:>)

The Best Engineer (Music Videos)

VOTE NOW - Best Engineering Music Video !!

Click to Watch
Engineering Paradise

Click to watch
I Wanana Be An Engineer

THEN USE COMMENT SECTION BELOW TO TELL ME WICH ONE YOU LIKE BEST !
(If you know of a better Engineering Music Video, use comments section to let me know about it.)

Thanks, hope you had fun.
Don (Follow me on Industrial Skills Training Blog and on Twitter@IndTraining .)

The Power of LEED

Naomi Millán — Mon, 17 Oct 2011 18:46:15 GMT

This weekend I attended a school fair. For preschools. To my dismay, in Chicago selecting a preschool is much more traumatic than my own college admission process ever was.

One new preschool touting itself as a "green" school caught my attention. They had a large photo of the building they're moving into, emblazoned with "LEED Platinum." Naturally, I stopped to chat.

"When was the facility certified?" I asked with interest. The woman at the table, presumably the director of this new preschool, had no clue. Hmm, well, that might be a tough figure to remember, so I changed my approach. "So, is it a LEED EB designation?" Blank stare. After a few more dead ends, I just flat out asked her: "Why did you choose this building for your school?"

The answer: Because it's the best. LEED Platinum means it's the best building, so naturally they wanted to be in that building. I smiled and shifted again to ask her what the space would be like, the program, etc. Her turf. I took her materials, wished her luck and walked away.

I was utterly mystified. She knew next to nothing about LEED, ostensibly one of the big selling points for getting her into the building. All she cared about was being able to have the label to put on her materials to sell her school. In the end, she will be one tenant in a multi-use facility. As long as the building's management company knows what they're doing, do the tenants really need to know? Part of me scoffs and says no, of course not. But a restless part of me keeps piping up, talking about synergy and how can that tenant help the building perform to the best of its capacity if they have no clue about its operations or what the plaque on the wall even means. What do you think?

Start Convincing Top Executives that Facilities Can Add Value

Ed Sullivan — Tue, 04 Oct 2011 15:59:58 GMT

Facility managers get handed so many problems that it’s no wonder some adopt a sort of fullback mentality. Take the ball, put your head down and try to plow ahead. That works, up to a point, but you take a lot of pounding along the way — from occupants, other managers, even top executives. Over time, they may even come to seem like the other team.

So why not quit? Not literally. But think about retiring that old image and taking on a new one: a coach.

It’s a big step.

Unlike a fullback, a coach can’t be judged by individual performances on the field. A coach is evaluated by how the team performs. And in the eyes of the rest of the organization, that’s how a facility manager is judged, too.

So the next question is, what makes a facility department effective? Part of it is how well the department does what it is supposed to do. But doing what you’re supposed to do may not be enough. In many organizations, the facility department is expected to clean up messes — including ones caused by other departments.

It’s hard to say that’s really the best way for facility staff to be spending their time. A better goal is to prevent those messes. That calls for a new playbook. The facility-manager-as-coach has to figure out how the facility department can add value, then convince the organization to support that new role for facility staff.

And then in your spare time....

Clearly, building a new role for the facility department is a long-term effort that will take a lot of work. And it’s not like you can just ignore the problems that are currently taking up so much of your department’s time. One reason to get started is to improve the chances of getting facility projects funded. Check out this month’s cover story. You’ll find tips that can not only help you get more money, but also change how the organization sees your department.

The Vista Films Blog Has Moved!

Vista Films — Thu, 22 Sep 2011 15:30:39 GMT

Visit the Vista Films Blog at its new location for insightful ideas on increasing energy efficiency in YOUR building.

New Look for Building Operating Management

Ed Sullivan — Wed, 07 Sep 2011 21:33:08 GMT

What I want to ask all of you, of course, is, “Well, what do you think?” We’ve spent months working to improve Building Operating Management, and now, ta-da, here it is. I imagine you feel much the same way when you renovate a building or upgrade space. But as editors we can’t even see the expressions on your faces as you move through the redesigned pages of the magazine.

As a substitute for seeing you in person, I’ll point out some of the principles that guided us as we worked to make a good magazine better.

• One thing facility managers always want to know is what other facility managers are doing. We’re going to focus more attention on the experience and expertise of individual facility managers. We’ll tap other knowledgeable sources as well, but we want to make sure that we’re sharing the current practices of leading facility managers. To that end, we also updated our Editorial Advisory Board. We’ll use that distinguished group as a sounding board for our ideas as well as for feedback on topics we should be addressing.

• From square feet to kWh to ROI, numbers fill a facility manager’s day. To reflect the environment you work in, we’re going to highlight numbers that can help shape your decisions, including numbers from our own surveys.

• Over time, magazine designs, like building furnishings, start to show their age. We’ve given the magazine a cleaner and more contemporary look.

So what do you think of the redesigned Building Operating Management? Take a minute to post a comment below. Even better, let me know what challenges you’re facing, what successes you’ve achieved. Think of it as a post-occupancy evaluation. Your feedback will help us know what we’re doing right and where we can improve.

FMXcellence Offers Recognition for Facility Managers

Ed Sullivan — Wed, 07 Sep 2011 21:28:00 GMT

When we developed the FMXcellence program, we decided that we would recognize facility departments rather than individual facility managers. It’s easy to understand why. Achievements in facility management take hard work by a lot of people. Strong leadership is essential, but it’s only part of the picture.

As we move into the third year of the program, I’m happy to report that the team approach has beeen validated, at least indirectly, by the facility managers whose departments have received FMXcellence recognition. (The cover story of August Building Operating Management has more on the achievements of this year’s honorees.)

We’ve asked those facility managers several times to tell us what made their efforts so successful. There’s no single formula for success, but one common theme keeps surfacing, albeit in different forms. At Western Michigan University, it was investing the time to nurture change from the bottom up. At the Oklahoma Department of Central Services, it was dedicating staff to educate building tenants about their role in improving sustainability. At PNC, it was keeping a wide variety of people in the loop about a massive project. At Charlotte-Mecklenburg Schools, it was recognizing the public interest in sustainability. At Hays Independent School District, it was telling the story of energy management to anyone who could help the program succeed.

You’re probably seeing the common thread: You need other people to get things done. Of course, saying that is easy. Actually tapping other people to accomplish facility management goals — that’s the not-so-secret ingredient in the recipe for excellence.

By the way, if your department has its own example of excellence in facility management projects or practices, consider applying for 2012 FMXcellence honors.

Sealing the Total Building Envelope

Vista Films — Wed, 10 Aug 2011 18:02:50 GMT

To fully protect a building from outside elements, it’s vital to consider the total building envelope consisting of the roof, walls, windows, doors and foundation. If not sealed properly, the envelope can be one of the largest drains of energy and biggest sources of sun and water damage for a building. By improving and maintaining each element of the envelope, facility managers can typically increase energy efficiency and achieve a longer lifespan for the building.

Roofing

Without proper maintenance, building costs can go through the roof – literally. Ignoring even the smallest roof leak might mean missing signs of a larger problem which can eventually lead to water damage or increased energy costs. If roof repair or replacement is necessary to reseal the building envelope, look to ENERGY STAR qualified roof products that reduce the load on the HVAC system. These products reflect more of the sun’s rays. This can lower roof surface temperature by up to 100F, decreasing the amount of heat transferred into a building, according to the U.S. Department of Energy (DOE). The DOE also points out that these products can reduce air conditioning needed in peak cooling times by 10-15 percent.

Walls

Properly insulated walls are essential to efficiently maintain the desired temperature of a building. The insulating properties of walls can actually be improved by insulating them on the outside. Recent design innovations in exterior insulated metal panels (IMPs) have made this retrofit solution more attractive to building owners. With extensive color and finish options – including wood exteriors – building owners can retain the look they want with the energy efficient benefits of metal panels. IMPs offer the highest insulating value, per inch, of all wall products, according to The Metal Initiative.

Windows

Heat and UV light can easily penetrate the building envelope through windows – making HVAC systems work harder and causing damage to interior furnishings, finishes and retail merchandise. An efficient and cost-effective solution is to apply window film. By reducing solar heat gain up to 75 percent, commercial window film can help regulate temperatures inside to improve HVAC efficiency – delivering an annualized energy savings up to 15 percent. Quick to install, and often just one-fifth to one-tenth the cost of replacement windows, window film has the added benefit of helping to protect occupants and interior furnishings from sun damage by filtering up to 99.9 percent of UVA and UVB rays.

Doors

Open doors might be welcoming to occupants, customers and guests, but they can be detrimental to the building envelope. If doors are not properly installed, maintained and utilized, buildings can suffer water damage and energy loss. One of the best solutions for doorways is to install a revolving door. Revolving doors help keep rainwater out and regulate air intake and loss – creating a consistent environment for the HVAC system. In lieu of replacing doors, consider adding awnings to protect entryways from rain, elevating door sills to guide water away, and ensure swinging doors open outward to push water and unconditioned outside air away from the indoor environment.

Foundation

Silently at work underground, the foundation is often taken for granted. Water leaks in basement areas are often considered par for the course, but if left unaddressed can create larger problems such as mold and mildew which can be detrimental to the entire building. If foundation water leakage is a problem, ensure water is draining away from the building and that all seams are caulked properly. Also, consider waterproofing the exterior walls and adding a waterproof floor coating. With a variety of colors and textures, including slip-resistant options, this versatile solution can seal the envelope while enhancing the overall design of the building.

Each element comprising the total building envelope deserves time and attention to fully protect the interior of a building from damage while at the same time increasing energy efficiency, cost effectiveness and the overall health of the building. Ignoring even just one element now can mean costly expenditures due to energy loss or major repairs down the road.

Cool Ideas for Hot Buildings

Vista Films — Tue, 26 Jul 2011 22:25:25 GMT

Helping a building that’s naturally hot to cool down in the summer can consume an incredible amount of energy. Fortunately, implementing one or more of these five energy-efficient solutions can reduce the energy consumption of a building’s air conditioning system while keeping occupants more comfortable.

Install an Energy Recovery Ventilation (ERV) system

Save money, reduce energy consumption and make HVAC equipment more efficient by adding an Energy Recovery Ventilation (ERV) system. An ERV system uses building exhaust air to pre-condition fresh outdoor air to the correct temperature and humidity, resulting in reducing the workload of the HVAC system. In fact, the energy needed to treat outdoor air can be reduced by up to 80% – a savings that can pay for the HVAC system to be downsized. And combining a smaller HVAC system with an ERV system can result in even greater efficiency.

Upgrade to an efficient lighting system

Incandescent lighting systems produce more than just light. They produce a lot of heat, too, which increases the workload of the HVAC system to cool things back down. Upgrading to an ENERGY STAR qualified, high-efficiency lighting system can reduce heat output by as much as 75% and drastically cut the energy consumption of both the lighting and HVAC systems.

Utilize energy-harvesting technology

Building automation systems, the controls that monitor HVAC and lighting, automatically adjusting them as needed depending on changes sensed in room occupancy or temperature, are familiar to most facility managers. But this technology has taken a step forward with new self-powered, energy-harvesting wireless control systems. Drawing on ambient energy sources (such as light, heat, or wind), energy- harvesting technology captures minute amounts of energy to power a wireless network of sensors. So there are no batteries to maintain, and no electrical cabling. By automatically controlling the energy being used, businesses can expect between 30-40% savings on energy consumption.

Install window film

Approximately one third of a building's cooling costs can be attributed to solar heat gain through windows, according to U.S. Department of Energy statistics. Installing energy efficient window films can help reduce solar heat gain up to 84% – which in turn reduces energy costs for the average building by as much as 5-15%. Window film often provides 6.6 times greater cost savings per dollar invested and much quicker payback (generally within three years) than total window replacement with new low-E windows. By reducing air-conditioner run time or lowering load conditions, window films not only save money and energy. It also helps to even out “hot and cold spots” throughout buildings, and helps to protect tenants by blocking up to 99% of UV rays through glass.

Replace air filters and clean coils

Replacing air filters and cleaning coils might seem like very basic maintenance suggestions but for that reason alone these routine efforts are often overlooked. Businesses may also put off such maintenance to save money, but skipping basic maintenance can cost more in the long run. Dirty filters create air resistance – making HVAC systems work harder to push the air through to the building. Routine maintenance reduces costs by lowering energy consumption. And clean filters remove more contaminants in the air, creating a healthier environment for building tenants which can reduce healthcare costs as well.

Want more ideas? Check out part 1 of this blog entry.

7 Sustainability Resources for the Commercial Real Estate Industry

Vista Films — Tue, 12 Jul 2011 19:44:33 GMT

The commercial real estate industry was recently reminded of several solid corporate resources that help reduce costs, increase energy efficiency, and attract tenants. Because of their strong commitments to sustainability, the companies listed below are a sampling of those who were invited to exhibit at the exclusive Green Pavilion and Energy Star® Showcase during the recent BOMA 2011 International Conference and The Every Building Show® in Washington, D.C. By focusing on the social, environmental and economic impact of their products and services, these companies are creating innovative, sustainable solutions for the commercial real estate industry.

ThyssenKrupp Elevator
ThyseenKrupp Elevator company offers upgrade opportunities for elevator technology to increase energy efficiency, reduce toxins and eliminate unnecessary waste. By upgrading and modernizing older, less-efficient elevator technology, average elevator energy usage can drop by as much as 72%. Already an industry leader in modernization and sustainability, ThyssenKrupp has pledged to reduce its carbon footprint by 20% by the end of 2015.

Halco Lighting Technologies
Looking for energy efficient lighting solutions without compromising performance? Halco Lighting Technologies, a leading manufacturer of lamps and ballasts designed for industrial, commercial, residential and special lighting applications, provides a customizable “green” lighting program. Halco’s green lighting solutions last longer, offer reduced mercury content, and require less energy while still providing a sufficient output of light.

Solutia’s Performance Films
A leading producer of high-quality, aftermarket window films, Solutia manufactures films that provide comfort, aesthetics, energy savings and safety and security. Solutia’s films typically become carbon neutral less than two months after installation. Vista™ is the company’s brand of energy efficient window film. It is a low-cost, high-return technology that compares favorably to other popular energy-saving measures both in terms of energy efficiency and cost savings. It reduces landfill waste from window replacements and by rejecting up to 84% of solar heat, these window films improve the efficiency of air conditioning systems, helping to save on energy costs and use, resulting in reduced CO2 emissions.

Schneider Electric
Schneider Electric is a global specialist in energy management, offering products and services to provide integrated, energy-efficient solutions that can achieve up to 30% in energy savings. The company’s advanced building automation and HVAC control systems increase energy efficiency and decrease utility expenses to aid profitability – while providing a sustainable environment for tenants.

GAF Materials Corporation
GAF, North America’s largest roofing manufacturer, provides products, such as reflective or “cool” roofing options, that turn a building’s roof into an asset by reducing energy consumption. Dedicated to sustainability, GAF uses recycled materials in their products including recovered roofing materials and practices a Zero-Waste-to-Landfill effort in their manufacturing process. GAF also recognizes professional roofing contractors for recycling with their Certified Green Roofer program.

Georgia-Pacific Corporation
From the washroom to the break room to the kitchen, Georgia-Pacific Corporation’s hygienic paper and dispensing products are created to be useful and convenient for building occupants. What’s more, they’re designed to reduce waste – which in turn reduces the impact on the environment and the bottom line of a facility’s budget. Georgia-Pacific uses almost 1 million tons of recovered fiber in their towel and tissue products – more than any other USA commercial tissue manufacturer.

ASHLAND Hercules Water Technologies
ASHLAND Hercules Water Technologies provides custom water treatment solutions for its global customers across all industries focused on process, utility-water and functional chemistries. The company is dedicated to improving operational efficiencies, enhancing product quality, protecting plant assets and minimizing environmental impacts. Their programs for the commercial and institutional market are designed to reduce operating costs, improve water and energy efficiency, and enhance occupant comfort and health.

The sustainability practices of these seven companies, along with the other companies that exhibited at the Green Pavilion and Energy Star Showcase at the BOMA 2011 tradeshow, are making a real difference in the commercial real estate industry. The products and services featured above can help building owners and facility managers achieve their own sustainability goals by helping the global environment and providing a welcoming environment for tenants, all while increasing profitability.

Training on Security Is Worth the Investment of Time

Ed Sullivan — Tue, 05 Jul 2011 15:12:00 GMT

This isn’t good. Two years in a row I’ve gone to visit a college campus with my son. Both times I’ve come back with disasters on my mind.

This year it was shooters. The most attention-grabbing part of the orientation program for parents of incoming first-year students was a video showing how to respond to an active shooter. The video, which cut back and forth between the shooter moving from room to room and students in different parts of the building, offered clear, practical advice to follow in the unlikely event that a student is confronted by an active shooter. There were no special effects, and not a drop of blood was shed, but the video was chilling nonetheless.

What wasn’t good about the video was the reminder that students have to worry about facing such a terrible threat. But the threat, although small, is real, and I’m glad that students were given a chance to think about how they should react. So was my son.

As this month’s cover story in Building Operating Management makes clear, there’s a growing recognition that it’s not just first responders who need to be able to respond, quickly and correctly, to an emergency. And training — even simple training — improves the odds that people will react the way they’re supposed to. The video we saw offered easy-to-remember advice framed around the word “out.”

• Get out.

• Call out — call 911, but not until you’re somewhere safe.

• Hide out.

• Keep out — lock or bar the door.

• Take out — if you can’t get away, fight back, and not just individually, but as a group.

Everyone agrees that training is a good idea. The problem is often time. The video, for example, might have been viewed as a not very pleasant detour in a busy day of orientation, advising and registration. But I didn’t hear any parents complain. On the right topic, most of us consider training time well spent.

Top 3 Security Retrofits for Commercial Real Estate

Vista Films — Wed, 29 Jun 2011 14:20:25 GMT

Technology-based security measures, such as surveillance cameras, keypads and card-readers, are often enough to deter thieves. Yet such measures are no guarantee against violent behavior, nor can they prevent damage from severe storms. Fortunately, there are several physical enhancements that can be made to an existing facility – enhancements that could potentially provide major benefits for tenant safety and security at critical moments.

1. Reinforce concrete masonry unit (CMU) walls

Unreinforced CMU infill walls are not built to withstand the extreme pressure caused by explosions or natural disasters. They can break apart, sending debris into the facility or even causing the building to collapse. Existing walls can be reinforced with expensive concrete and steel, but an innovative and cost-effective remedy for retrofitting a facility is to use a blast mitigating polymer coating (BMC). BMC can be sprayed on the walls to provide extra strength by improving the load-bearing capacity. Walls may still break apart, but the elastic properties of the polymer coating absorb and dissipate the energy caused by an explosion and help contain the debris if the wall does shatter.

2. Protect windows

Windows tend to be one of the most vulnerable access points of a building. While window alarms may provide some protection from smash-and-grab thieves, they do nothing to preserve the physical integrity of the window. Severe storms and earthquakes can blow out windows, propelling shards and debris into the building. Bomb blasts pose similar dangers in regions of the world prone to political violence. Security bars are a common protective option, but they interfere with views, do little to contain shattered glass, and add a decidedly unattractive element to a building's exterior. Typical installation costs run several hundred dollars per window.

A simple and cost-effective solution for both new construction and retrofit projects is optically clear security window film. Quality, multilayer security window film provides a powerful barrier that helps hold shattered glass in place to reduce the danger and damage caused by broken windows. Security window film has proven to be particularly relevant for buildings with architectural styles that employ expansive amounts of glass. The Kennedy Center in Washington, DC, is one high-profile, "glassy" building that relies on window film for an enhanced level of security. With the added benefits of reducing glare and energy costs, security window film is a sound investment in the overall well-being of a facility. It’s also an affordable alternative to expensive commercial security glass, which can run $30-$50 per square foot installed.

3. Secure the HVAC system

The HVAC system is another highly vulnerable access point in a facility. Chemical, biological and radiological agents can be released into a facility through the ventilation system. Also, an increasing threat to buildings is criminals who dismantle the HVAC system to steal copper for resale. The thieves may make a few hundred dollars profit while the repair will cost thousands.

Assessing the location of air intake vents is a vitally important step in the HVAC fortification process. Outdoor intake vents should be located out of reach — as far from the ground as possible and away from readily accessible rooftop locations. If air intake vents cannot be moved, practice proper perimeter security to ensure they are inaccessible. Installing filters that can handle minute particles will also help eliminate the threat of biological agents. The HVAC system should have a central control area so that the entire system can be shut down from one location. Using an access control system to protect the HVAC system is another way to ensure it is accessible only to authorized personnel.

Threats – and the technology developed to combat threats – change constantly. The best way to secure your facility is to keep in touch with best practices across a variety of industries. A number of organizations and certifying bodies provide recommended policies to address various aspects of site security.
Among them:

SANS
International Organization for Standardization (including ISO-27002-2005)
National Institute of Standards and Technology

These measures could be the last line of protection for building occupants in a dire situation.

Understanding LEED v3 and the Pursuit of Points

Vista Films — Wed, 15 Jun 2011 21:05:10 GMT

In the 13 years since the US Green Building Council developed the Leadership in Energy and Environmental Design (LEED) program, the pursuit of LEED points has become an escalating priority for many facilities managers.

Many in the field are already familiar with the program’s basic structure. LEED points are awarded to new and existing buildings that employ design, construction, and operational methods that benefit the environment (through energy savings, water efficiency, resource conservation, etc.). Buildings that earn LEED certification can qualify in many localities for tax incentives, grants, and low-interest loans.

There are nine categories tailored to specific types of projects, such as schools, retail, and healthcare. The points are awarded based on achievement of specific goals for a multitude of environmentally focused measures, ranging from usage of recycled and renewable materials to optimized energy consumption.

While the basic LEED concept is familiar, some may not be familiar with the latest advances in the program. The most recent iteration of the LEED guidelines (commonly called “LEED v3”) brought a number of noteworthy improvements to the system, among them:

- an alignment of the nine rating categories into three main divisions: Green Building Design & Construction, Green Interior Design & Construction, and Green Buildings Operations & Maintenance;

- a re-weighting of certain grading criteria associated with “greenhouse gas emissions”; and

- expedited project tracking and certification processes.

Perhaps one of the most significant developments introduced by LEED v3 was the standardization of a 110-point rating scale across all building categories. Amassing forty points earns basic LEED certification; higher scores bring Silver, Gold, or Platinum recognition.

Some of the measures that contribute to the acquisition of LEED points may entail substantial capital investments, such as state-of-the-art HVAC systems and building automation controls. Accordingly, it’s worth a close look to ensure that less-costly options aren’t overlooked in the quest to earn points.

One such example is a subtle piece of technology that’s relevant to all categories of both new and existing buildings: window film. It can help obtain up to 9 LEED Certification point throughout 6 different areas.

By helping to reduce solar heat while allowing natural light into workspaces, specialized energy-efficient window film can help earn up to 3 LEED points in the all-important area of “EA 1: Optimize Energy Performance” (this criterion is part of the Energy & Atmosphere ratings, which contribute as much as 37points to the overall score). By helping to eliminate the need for blinds and curtains in some environments, those same energy-efficient window films can help earn up to 2 points in Indoor Environmental Quality ratings (this criterion contributes as many as 17 points).

View a Slideshare presentation that explains the ins and outs of LEED Certification and shows how window film can help you jump from Silver to Gold.

Balancing costs and benefits, the LEED program appears to point the way to significant efficiencies for facilities managers. In addition to operating cost savings, LEED Certification often provides additional gains in property values and employee productivity/satisfaction. In some areas, commercial buildings are able to charge a rental premium for the green-building environment, further helping to offset initial investments.

In closing it’s important to keep in mind that LEED is not strictly a new-construction proposition. Many facets of the “LEED-EB (Existing Building)” category fall solidly within the jurisdiction of the facility manager, including site-wide recycling efforts, water usage, IAQ standards, and overall energy efficiency.