by Jessica Bates — Originally published in the January/February 2016 issue of BOMA Magazine–Just as cars require regular tune-ups to keep running smoothly, “re-tuning” a commercial building can make a significant difference when it comes to operational efficiencies, equipment maintenance and tenant comfort.
Building re-tuning is a systematic approach that property professionals can take to identify and correct small operational problems that lead to energy waste. The re-tuning process is designed to focus on no- and low-cost solutions that can be implemented in their buildings right away, without the need for costly capital improvements. During the process, property professionals make sure all regular maintenance has been done properly and is up-to-date. They also look closely at both the space and the equipment to check for any unnoticed maintenance issues, such as cracks or leaks, as well as less obvious problems, like an air gap. These walkthroughs entail a minimal time commitment and allow building teams to address issues before they require more expensive fixes.
Once building staff members have been properly trained to identify energy waste, buildings can reap energy savings of up to 20 percent, while reducing a property’s carbon footprint and improving occupant comfort. Regular checks and maintenance also can significantly increase the lifespan of building equipment and reduce long-term maintenance costs.
Even buildings that are run by property teams who are conscientious about energy usage typically operate below peak efficiency and are excellent candidates for re-tuning. “When you walk through the same space every day, you probably stop noticing the small things,” says Don Erb, BOMA Fellow, director of Sustainable Operations Integration at the University of Buffalo in New York. “Building re-tuning helps you get a fresh look at your space, and the effect can be dramatic.”
TRAINING THE INDUSTRY NEEDS
Over the past two years, BOMA International has partnered with the U.S. Department of Energy (DOE), the Consortium for Building Energy Innovation (CBEI) and a handful of BOMA local associations to offer a series of pilot programs on building re-tuning training. These initial “train-the-trainer” sessions—developed, in part, with energy-efficiency grant funding from real estate software developer and BOMA International Cornerstone Partner Yardi—were designed for industry leaders who were in a position to train others, and many of the participants were in charge of property portfolios or worked for companies that provided services to commercial buildings.
During the two-day training sessions, which have been hosted in Milwaukee, Philadelphia, San Diego and Washington, D.C., participants were taught how to check for inefficiencies in every building system—from lighting to hot water—and how to hold their own successful training sessions for others in their companies. “Training like this is critical to the industry right now,” says Erb, who attended the building re-tuning training offered in Washington, D.C., last summer. “Even though much of what constitutes building re-tuning may seem like common sense, it’s easy to forget everything you should be doing on a regular basis. Making re-tuning a standard practice throughout the commercial real estate industry could lead to considerable savings in our buildings.”
Attendees of the BOMA training program were taken on walkthroughs of typical commercial office buildings so they could learn what to look for in their own properties. While many of the takeaways might seem obvious, it’s easy for property managers to overlook seemingly insignificant issues (such as a thermostat being placed too near a window), which can make a huge difference in terms of energy use and occupant comfort. Even buildings that were perfectly calibrated initially require regular adjustments, as these settings can “drift” throughout the year and create inefficiencies.
Sheldon Oppermann, executive vice president of Compass Properties, LLC, in Milwaukee, helped organize the first building re-tuning training through BOMA/Wisconsin in the fall of 2014. Oppermann invited his own company’s building engineers to attend the training and was pleased by the results. “I saw some very smart people have some big ‘aha’ moments,” he says. Even seasoned professionals may fail to notice a simple problem that causes significant waste. For example, if a building’s lighting systems are not properly reset for daylight savings time, the building will waste the energy required to light the building for a full hour every day. If the HVAC system isn’t calibrated properly, two floors of the building may have dramatically different temperatures.
Even for properties that use building automation systems (BAS), these steps are critical to ensuring optimal efficiency. “Building automation systems are a great tool for energy management, and it’s tempting to rely on them to tell you if there’s a problem,” explains Lisa Shulock, project manager for CBEI, who also helped create the curriculum for the program along with Parhum Delgoshaei, PhD, CBEI’s manager of Educational Programs. “But the truth is, there’s no substitute for a building walkthrough. We’ve learned that everyone can benefit from the basics, and technology just helps take you to the next step,” says Shulock.
The building re-tuning training has been such a success, in fact, BOMA plans to expand the program over the next year, starting by offering its first end-user training.
IT’S NOT JUST ABOUT THE BOTTOM LINE
Making building re-tuning a regular part of building maintenance can help property teams reap significant cost savings, but the benefits extend far beyond lowering operating expenses. “Like many U.S. cities, we have aging building stock and variable weather in Milwaukee, and we need to stay on top of any possible issues in our properties,” explains Oppermann. “I immediately saw the potential of building re-tuning as a way to address these issues, allowing us to save money, but also to keep our tenants happy.”
In fact, many buildings that are not well-tuned will be too hot or too cold, drafty or uncomfortable. Regular re-tuning can help ensure every tenant is comfortable; it also can reduce occupant expenses as systems begin operating more efficiently. And, as more and more tenants place a premium on energy efficiency and sustainability, keeping a building operating efficiently can be a powerful tool in attracting and retaining tenants.
With commercial buildings accounting for as much as 20 percent of total U.S. energy consumption, property professionals also have the potential to make a big difference in reducing energy waste. “There is just a sense of pride that comes from knowing you have a well-run building, that you’re taking care of your equipment and you’re not wasting anything,” adds Erb.
To see if building re-tuning training is being held in your area, contact your BOMA local association. A full listing of local associations can be found at www.boma.org.