Existing Building Environmental Improvements

Let's first talk about energy. According to U.S. Energy Information Administration statistics buildings have the largest CO2 emissions of any business sector, transportation and industry specifically. Transportation and buildings are increasing CO2 emissions dramatically every year, while industry has leveled its CO2 emissions. When you factor into this statistic that fossil fuels account for a large part of the CO2 emissions it's easy to extrapolate there are important attitude shifts and changes that need to be made to your building's operations to decrease energy consumption, thus reducing CO2 emissions and reliance on fossil fuels, especially foreign oil.

Buildings account for 39 percent of all energy consumption in the U.S., according to the U.S. DOE Buildings Energy Datebook, and 71 percent of that is by electric consumption. Further, buildings account for 39 percent of the CO2 emissions, with fossil fuels accounting for 43 percent of those emissions (fossil fuels are responsible for 32 percent of transportation CO2 emissions and 25 percent of industry CO2 emissions), and for 36 percent of greenhouse gas emissions (GHG).

The path to reduced GHG for buildings lies in energy conservation, reduced reliance on fossil fuels, increased usage of alternative energy sources, and innovations in the marketplace. Energy conservation is probably the most effective way of reducing GHG and expenses. Turning off lights and equipment you aren't using is a great first step. Using more energy efficient bulbs, like CFL (compact fluorescent lightbulbs) and LED (light emitting diodes, which aren't cost effective in all areas yet -- but will be "soon") is a logical step too. Energy efficient appliances and equipment has an up-front cost but a high pay back, or ROI (return of investment).

You can see energy conservation is an important action to take to improve the efficiency of your buildings and operations. Waste management is a second vital area for improving the efficiency of operations.

Waste management is often overlooked but important aspect of improved building efficiency. If you don't bring waste in you don't have to dispose of it, right?

• Buy products with minimal packaging. That may require working with your vendors, or even changing them to work with someone who will reduce packaging.


• Buy more products in bulk -- cleaning supplies, bathroom amenities, and food.


• Use durable cleaning supplies, breaking from disposable supplies; the right microfiber tool (mop; dust wand; dust, cleaning, and polishing cloth come to mind quickly) will not only reduce your waste disposal but also your cleaning supply needs.


• Compost, either on your property or through someone else (read about the Massachusetts compost laws for grocery stores).


• Recycle as much as you can -- paper, plastic, metal and cardboard are prime candidates for recycling (and if you have taken the pre-cycling step by reducing your packaging, there will be lots less recycling to do).

While waste management is often overlooked in improving building efficiency, there's one area that's considered a non-issue -- water conservation. I think water issues are the most important ones faced today. So to me this area of building efficiency is the most vital to manage.

To become more water efficient you first need to know where you use water. Start with a fixture inventory so you know how many fixtures of what type you have. Begin your improvements with low-cost upgrades that will save you water and energy. Finally, make routine leak surveys a regular part of your maintenance program; leaks can be noted by housekeeping and grounds people during their daily activities so maintenance can stay on top of the repairs. To help you with your planning let me share where the bulk of where water consumption happens: toilets 63 percent, urinals 13 percent, bathroom sinks 8 percent, showers 11 percent, and kitchen sinks 5 percent. Efficient toilets are anticipated to have a 2.6 year payback.

Another area to improve your building efficiency is in the cleaning arena. Green cleaning is a big enough issue that I'll cover that in an article by itself. But to tie it into this article the reasons for implementing green cleaning include improved air quality and subsequently occupant health, and reduced costs in purchases and labor. Avoiding dirt is a good start to green cleaning too; putting ten feet of mats and/or grills at your doors reduces the need for cleaning dramatically.

A change in attitude about scents is critical. There was a time that everyone thought new car and carpet smell were great! Reality is they are unhealthy because they are indications of VOCs (volatile organic compounds) that are associated with myriad health problems. Unscented products improves indoor air quality and adds to the green-ness of your cleaning. That's an important element in improving guest satisfaction and employee productivity and contentment.

Get your staff involved in improving your building's efficiency. If one or two people from each department are involved you'll get better buy-in for your environmental program and you'll also get more ideas of ways you can change. The people who are regularly out and about in your property are the ones who know what needs to be and can be changed. And if they are involved with the planning and implementing better implementation will occur.

It's been shown that an efficient building not only saves money but improves employee production and contentment. Guests enjoy the look and feel of efficient buildings too. All of these changes can be made in existing buildings. Get started today.