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Author	Message
09/14/2008 22:06:10	Subject: Sustainability: Challenges and Issues	Quote Edit [Up]
unnamed user Joined: 09/04/2008 09:37:51 Messages: 11 Offline	IREM members identified sustainability as one of the top issues and trends impacting their business. Please share your challenges and experiences on this issue.

09/16/2008 19:06:13	Subject: Re:Sustainability: Challenges and Issues	Quote Edit [Up]
unnamed user Joined: 09/16/2008 18:48:36 Messages: 4 Offline	The biggest challenge in sustainability is that of making the "green" change that was implemented actually cost effective. In rental rsidential management it is "impossible "under the current LEEDS guidelines to obtain a positive certification on a retrofit. I constantly here of residential properties trying to satisfy the sexy statement of "being green" but the majority of changes that seem so innovative are just not cost effective. In short the payback is not there. I work for profit minded institutions and they demand a return on their investment. In summation the biggest and most overiding challenge is to find the means to save our resources as well as utilize technology that produces a positive payback.

09/27/2008 11:08:43	Subject: Re:Sustainability: Challenges and Issues	Quote Edit [Up]
Christopher Mellen Joined: 09/16/2008 11:19:56 Messages: 46 Offline	In one of my office buildouts recently, the tenant insisted on a "green" buildout. This consisted of carpeting, paint and lighting. Although the building itself is an older Class B Building and doesn't meet "green" standards, this tenant felt they were doing their part in this endeavor. Incidently, the buildout exceeded the tenant's allowance by 50% and the tenant picked up the overage.

09/29/2008 08:58:17	Subject: Re:Sustainability: Challenges and Issues	Quote Edit [Up]
Jeffrey Laass Joined: 09/29/2008 08:49:58 Messages: 66 Offline	We utlilized recycling and compact fluorescents to do the right thing and to reduce operating expenses in 1996(!) in Washington DC in a college residence hall/educational facility. While there was no LEED then or the intention of attaining that sort of status the same can and is done now in all types of facilities at minimal cost and varying ROI dependent on the cost of energy. Some facilities in our area have realized lower trash removal costs when recycling is done well, so there can be ROI on recycling too. Jeff Laass, CPM, FMA, RPA Vice President Property Management

10/03/2008 09:27:01	Subject: Re:Sustainability: Challenges and Issues	Quote Edit [Up]
Mary Ann Sipos Joined: 10/03/2008 08:54:45 Messages: 23 Offline	It is difficult to recycle if your municipality does not require it.

10/21/2008 12:42:33	Subject: Re:Sustainability: Challenges and Issues	Quote Edit [Up]
Ronald Gjerde Joined: 10/21/2008 12:24:07 Messages: 4 Offline	gllmartin wrote:The biggest challenge in sustainability is that of making the "green" change that was implemented actually cost effective. In rental rsidential management it is "impossible "under the current LEEDS guidelines to obtain a positive certification on a retrofit. I constantly here of residential properties trying to satisfy the sexy statement of "being green" but the majority of changes that seem so innovative are just not cost effective. In short the payback is not there. I work for profit minded institutions and they demand a return on their investment. In summation the biggest and most overiding challenge is to find the means to save our resources as well as utilize technology that produces a positive payback. USGBC and their LEED program hasn't concentrated on multi-family. Would that be something that IREM could get involved with? Maybe we take a stab at creating a "LEED-type" certification for multi-family (or at least work with USGBC on one).

01/17/2009 07:46:05	Subject: Re:Sustainability: Challenges and Issues	Quote Edit [Up]
Donald Cheng Joined: 11/27/2008 19:45:16 Messages: 16 Offline	I am working on reducing carbon footprint and finished on a gas absorption project which uses gas intead of electric

02/06/2009 21:00:59	Subject: Re:Sustainability: Challenges and Issues	Quote Edit [Up]
Elizabeth Machen Joined: 02/06/2009 20:34:45 Messages: 4 Offline	Perhaps we need to back up a bit on the cost of sustainability, it does not have to cost the owner money. First, let's concentrate on how we can make our buildings as efficient as possible. For instance, look at your lighting cost and retrofitting fixtures. This can be done as you retofit spaces, it does not have to be done all at once. Check with your utility service provider to be sure you have the best rate for your building. Look into light sensors and energy management systems, and work the installation into a 3 or 5 year plan. Water savings can be implemented with water restrictors. Turn your thermostats up or down by 3 or 4 degrees, no one will notice! Introduce recycling to reduce your trash pickup service. When replacing HVAC units be sure they are Energy Star rated, and come up with a five year plan on replacement. It is a process that takes time and can be achieved over a period of time. If we first look at how we can reduce operating expenses by implementing sustainability practices, then we can save enough in operating expenses to cover the costs of any new services implemented. Get outside the box and be creative. We can do this and set the standard. Beth Machen, CPM, LEED AP

06/27/2009 00:08:48	Subject: Re:Sustainability: Challenges and Issues	Quote Edit [Up]
Jeffrey Laass Joined: 09/29/2008 08:49:58 Messages: 66 Offline	]It is difficult to recycle if your municipality does not require it.[/quote wrote: Our MSA does not require recycling, but we have programs for homeowners, commercial buildings, and are working on implementing the same programs in our multi-family properties. Recycling can be achieved whether or not the government requires it. My recycling provider finds about 60-75% percent of the trash becomes recycled materials and depending on the recycling commodity market this becomes a money maker or break even proposition.

11/03/2009 07:02:11	Subject: Re:Sustainability: Challenges and Issues	Quote Edit [Up]
Gordon Dowrey Joined: 06/12/2009 17:38:51 Messages: 3 Offline	There are many concerns about the "expense" of sustainably operating commercial real estate. That it requires upgrades in equipment that do not have a positive ROI. One of the main tenants of sustainable operations is to use “Triple Bottom Line” (TPL) accounting in your decision making. The TPL captures an expanded spectrum of values and criteria for measuring organizational and operational success; economic, environmental and social. In practical terms, triple bottom line accounting means to take into account environmental and social performance in addition to financial performance. The importance of the triple bottom line is balancing the influence of all three factors. At the very least do no harm in anyone of these three areas, such as a negative financial Return On Investment (ROI). The goal is to balance and maximize the positive impact. If your proposed change or project has a negative financial ROI and the positive impact of the other two performance areas are not great enough to counter balance the negative impact of the ROI then you probably need to re-assess your strategy or pursue other opportunities on the path to sustainable operations. For example, you would not replace an 8 year old chiller that has an expected useful life (EUL) of 20 years in order to eliminate CFC’s in your building unless the social and environmental benefits outweighed the cost of early replacement of capital equipment prior to its EUL.