GREENING BUILDINGS

1. GREENING BUILDINGS

2. WHAT IS A GREEN BUILDING? • Resource efficient • Healthy work environment • Low environmental impact Green doesn’t cost money, it saves money!

3. TRADITIONAL LCC ANALYSIS LCC = I + S + O + M + E + R • I = Investment • S = Salvage Value • O = Operation Costs • M = Maintenance Costs • E = Energy Costs • R = Replacement Costs

4. TRADITIONAL LCC ANALYSIS • Traditional LCC focuses most on building costs, with some focus on operation and maintenance costs, ignoring the elephant in the room. • Real LCC costs for a typical building • 6% for operations and maintenance • 2% for the land and building • 92% for personnel!

5. GREEN LCC ANALYSIS GLCC = (I + S + O + M + E + R) + (H + EV + P ) • H = Health Costs • EV = Environmental Costs • P = Productivity Costs But can we quantify the GLCC factors?

6. HEALTH COSTS Cost of indoor air pollution, including direct medical costs, lost productivity, and increased sick leave is estimated at over $260 billion per year.

7. ENVIRONMENTAL COSTS • Acid rain precursors (SO2, NOX, HF, HCI) • Greenhouse gases (CO2, CH4) • Particulates and ozone • Air toxics • Heavy metals (mercury, cadmium, lead) • Volatile organic compounds • Carbon monoxide (CO) • Water pollution and water consumption

8. ESPC PROJECT SAVINGS PRODUCTIVITY = $$$$$$$ • 500K ft2 Building • 1 employee/200 ft2 = 2500 employees • Average employee cost = $69,700 • Total personnel cost = $174,250,000 • 1% reduction in employee cost • $ 1,742,500 savings/year

9. PRODUCTIVITY COSTS Pennsylvania Power and Light upgraded their lighting system for drafting engineers using T8 lamps and electronic ballasts to reduce glare. • Lighting energy use dropped 69% • Employee absenteeism fell 25% • Productivity jumped 13.2% PP&L calculates these improvements had a 540% return on investment based on energy and productivity savings.

10. ESPC PROJECT : COUNTING ALL BENEFITS Comprehensive retrofit project, 500K ft2 bldg. Utility Costs $ 500,000 Maintenance Costs $ 25,000 Employee Costs $1,742,500 Environmental Costs $ 100,000 TOTAL $ 2,367,500

11. GREENING AN ENERGY PROJECT • Optimize the indoor environment • Implement Green maintenance practices • Institute procurement innovations

12. WHAT DEFINES AN OPTIMUM INDOOR ENVIRONMENT? • Comfortable and healthy air • Appropriate temperature and humidity • Optimum lighting for visual performance • Low noise levels • Access to the natural environment • Containment and control of pollution sources

13. FACTORS THAT IMPACT INDOOR AIR QUALITY (IAQ) • Outdoor Air Quality • Exhaust from adjacent buildings • Exhaust from adjacent roadways • Adjacent industrial and agricultural sites • Site Conditions • Pesticides and fertilizers • Sporulating plants • Building Materials Selection • Fibrous materials • Microbial contamination • Volatile Organic Compounds (VOCs) • Toxic components

14. FACTORS THAT IMPACT INDOOR AIR QUALITY (IAQ) • Building and HVAC Design • Location of fresh air intakes and exhaust • Interior pollutant generating sources • Print/copy rooms, loading docks, cleaning supply closets • Air and moisture flows through walls • Fibrous insulation exposed to the airstream, e.g., internal duct liner • Ventilation and filtration standards

15. OPTIMUM ZONE Bacteria Viruses Fungi Mites Respiratory Infections* Allergic Rhinitis and Asthma Chemical Interactions Ozone Production RELATIVE HUMIDITY OPTIMUM RANGES FOR HEALTH Decrease in Bar Width Indicates Decrease in Effect 0 10 20 30 40 50 60 70 80 90 100 Percent Relative Humidity *Insufficient data above 50 percent R.H.  SOURCE: STERLING (1984) ASHRAE Transactions

16. GREEN MAINTENANCE PRACTICES • Inadequate maintenance can defeat HVAC project design, installation, and operation. • After building materials, outgassing, and HVAC system design and commissioning, chemicals used for cleaning can have the next largest controllable impact on indoor air quality.

17. GREEN MAINTENANCE PRACTICES • Use automated portion control equipment for housekeeping chemicals; reduce usage 30%-60% • Switch to recycled paper and print documents two-sided • Dispose of cleaning wastes in environmentally safe ways

18. GREEN MAINTENANCE PRACTICES • Clean to reduce health risks first, and to improve appearance second • Minimize employee exposure to harmful contaminants • Minimize the pollutants entering the building through effective outdoor air filtration

19. PROCUREMENT INNOVATIONS • Shifting to life cycle economic costs will require a culture change in procurement practices • Maximizing the net life cycle value of the project must replace minimum first cost as the decision criterion

20. PROCUREMENT INNOVATIONS • Considering the full range of economic impacts on health, productivity, families, the local economy and environment, must complement considerations of equipment costs and utility bill savings • Shift to performance-based service contracts that guarantee results and future value rather than low-price projects that fail to produce long-term value

21. WHAT ABOUT LEED? • Recognition for achievement • Standard for green buildings • Difficult/expensive for some buildings Your building can be green and achieve substantial savings without being LEED

22. ESPC PROJECTS POTENTIAL LEED-EB POINTS • Exceeding ASHRAE 90.1-1999 (Energy Standard) • Meeting ASHRAE 62-1999 (Ventilation) • Building Commissioning • IPMVP Option B--Continuous Metering • Exceeding ASHRAE 129-1997 (Ventilation) • Compliance with ASHRAE 55-1992, addenda 1995 (Thermal Comfort) • Demand Control Ventilation (DCV) by using CO2 Monitoring