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09/14/2008 22:06:10
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Subject: Sustainability: Challenges and Issues
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Elsie Hermann
Joined: 09/04/2008 09:37:51
Messages: 13
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IREM members identified sustainability as one of the top issues and trends impacting their business. Please share your challenges and experiences on this issue.
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09/16/2008 19:06:13
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Subject: Re:Sustainability: Challenges and Issues
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Greg Martin
Joined: 09/16/2008 18:48:36
Messages: 4
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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.
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09/27/2008 11:08:43
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Subject: Re:Sustainability: Challenges and Issues
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Christopher Mellen
Joined: 09/16/2008 11:19:56
Messages: 46
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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.
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09/29/2008 08:58:17
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Subject: Re:Sustainability: Challenges and Issues
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Jeffrey Laass
Joined: 09/29/2008 08:49:58
Messages: 73
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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
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10/03/2008 09:27:01
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Subject: Re:Sustainability: Challenges and Issues
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Mary Ann Sipos
Joined: 10/03/2008 08:54:45
Messages: 26
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It is difficult to recycle if your municipality does not require it.
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10/21/2008 12:42:33
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Subject: Re:Sustainability: Challenges and Issues
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Ronald Gjerde
Joined: 10/21/2008 12:24:07
Messages: 4
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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).
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01/17/2009 07:46:05
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Subject: Re:Sustainability: Challenges and Issues
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Donald Cheng
Joined: 11/27/2008 19:45:16
Messages: 16
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I am working on reducing carbon footprint and finished on a gas absorption project which uses gas intead of electric
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02/06/2009 21:00:59
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Subject: Re:Sustainability: Challenges and Issues
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Elizabeth Machen
Joined: 02/06/2009 20:34:45
Messages: 4
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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
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06/27/2009 00:08:48
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Subject: Re:Sustainability: Challenges and Issues
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Jeffrey Laass
Joined: 09/29/2008 08:49:58
Messages: 73
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]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.
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11/03/2009 07:02:11
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Subject: Re:Sustainability: Challenges and Issues
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Gordon Dowrey
Joined: 06/12/2009 17:38:51
Messages: 3
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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.
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06/21/2010 16:50:08
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Subject: Re:Sustainability: Challenges and Issues
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Tracy Stella
Joined: 06/21/2010 16:18:15
Messages: 1
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In the recent months, our property teamed up with National Grid for an "Energy Conservation Project," in which all light fixtures (including closet and hallway globe fixtures, vanities, and kitchen and dining room track lighting) were replaced with energy efficient ones. With 324 apartments, we anticipated that we would not recieve full cooperation by the residents, but went ahead full force. We first sent out a letter two weeks in advance, describing the goal of the project and the benefits that they would see (as residents are responsible for electricity, we were hoping they would see a positive impact).
Second, we outlined our action plan and order of buildings and apartments to be completed. We notified only the apartments to be completed on a particular day, with advance notice of 4-5 days. One of our team members (we alternated maintenace and office staff) would "babysit" the electricians four days a week, for seven months, until the project was completed. If there was any scheduling issues in which residents requested to be home, we put them to the bottom of the list for the last few days of the project.
Overall, considering the amount of apartments and the low percentage of resident complaints, I would say it was an absolute success.
Our two biggest challenges were 1) problems with the professionalism of the electricians and 2) the "green" light fixtures and bulbs take some getting used to!
The electricians, as they were hired by National Grid, were not trained by our professionals, and sometimes, did not abide by the standards that we as a management company do. However, considering the vast amount of resident interaction, approximately less than 5% of our residents called to file a complaint about the electricians personally. I most renound complaint was from the "dust" particles that were not cleaned up properly after the removal and installation of the new fixtures. These "complaints" were resolved quickly by our maintenace team wiping down counters and sinks for those residents.
The second complaint was regarding the brightness of the new light fixtures, on top of them taking several minutes to warm up to their full potential. Several resident complaints filtered in with the progression of the project, and the only real way to handle it was to turn the frustration into a benefit that they would hopefully see on their electric bill. After a few days/weeks, the situation was very manageable and residents adjusted very quickly.
Again, all in all, the project was a success. As with all major changes, there were minor trials and tribulations, but with patience and strong communication with the residents, the complaints came to a halt and the residents appreciated our committment to helping the environment.
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