When facility executives think of energy efficiency initiatives, one thought that quickly rises to the surface is capital spending.

It's understandable. From a BAS to fluorescent lighting to chillers (to say nothing of computers and copiers) buildings are full of energy intensive equipment. Clearly, it's easy to understand why facility executives quickly start thinking about capital improvements when it comes to energy efficiency.

But one consistent message I often hear is that there is plenty facility executives can (and should) do on the operations side first. I recently interviewed Stuart Brodsky, National Program Manager, Commercial Properties for ENERGY STAR for an article in the September issue of Building Operating Management.

Brodsky recounted an interesting story. He was recently touring an Energy Star building in Houston. Built in the early 1980's, the facility still had T12 lamps in some places and was also using pneumatic controls. How did a building with comparatively old technology earn an ENERGY STAR rating of more than 80?

"It's incredibly aggressively operated," said Brodsky.

Another industry expert I interviewed made a related point: facility executives who start by focusing on operations put themselves in a better position to optimize new technology once capital dollars are spent to improve energy efficiency.