SPD4581
Building Maintenance for Sustainability
Introduction to Sustainable Development
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Agenda for Week 1
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What is Sustainability?
Sustainable building maintenance
Buildings and their impact on the environment
Various aspects in sustainable building maintenance
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Definition of Sustainability
• In general terms, sustainability is to meet the needs of the present
without compromising the ability of future generations to meet their own
needs
• The needs of the future must not be
the present
sacrificed to the demand of
Reference: Bruntland Report for
the World Commission on
Environment and Development
(1992)
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Definition of Sustainability
• To preserve as many options as possible for future
generations since they have the right to determine their
own needs.
• 3 main directions:
-Social equity
-Economic prosperity
-Ecological integrity
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Sustainable Development Concept
Economic
Sustainability
Environmental
Sustainability
Growth
Development
Productivity
Trickle-down
Society
Sustainability
Economy
Society
Ecosystem integrity
Carrying capacity
Biodiversity
Environment
Cultural Identity
Empowerment
Accessibility
Equity
Human Well Being
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Kyoto Protocol
• Protocol derived from the UN Framework Convention
on Climate Change
• Negotiated in 1997, entered into force 2005
• Goal: “stabilization of greenhouse gas concentrations
in the atmosphere at a level that would prevent
dangerous anthropogenic interference with the climate
system”
• Aimed to set emission targets on 6 GHGs: carbon
dioxide (CO2), methane (CH4), nitrous oxide N2O),
hydrofluorocarbons (HFCs), perfluorocarbons (PFCs)
and sulfur hexafluoride (SF6)
Sources: CNN, NPR.org, Science Direct
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Kyoto Protocol
• Ratified by 192 parties around the world
• 37 industrialized nations plus the European Community
mandated to cut their GHG emissions (developing
nations asked to voluntarily comply)
• Countries have flexibility in deciding how to meet
targets or compensate by helping developing nations
• US dropped out in 2001
• Canada calls for new agreement in 2011 citing US and
China having not agreed to Kyoto Protocol
Sources: CNN, NPR.org, Science Direct
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Paris Agreement
• 195 countries gathered in Paris in December 2015 for
universal climate treaty to prevent worst-case scenarios for
global warming, agreement came into force in November
2016
• Goal: to hold increase in global average temperature to well
below 2oC over pre-industrial revolution levels (mid-1800s)
and pursue to limit increase to 1.5oC
• Significant emission reductions needed from burning coal,
oil and natural gas
• Requires all parties to put in best effort through nationally
determined contributions (NDCs)
Sources: UNCCC, NY Times, Phys.org, France Diplomatie
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Paris Agreement
• Collective progress to be assessed through “global
stock-take” every 5 years (starting in 2023), compared
to the countries national plans
• Countries required to monitor, verify and report their
GHG emissions using the same global system
• “Capacity-Building Initiative for Transparency” intended
to help developing countries meet their targets
• Call for at least US$100 billion per year in climaterelated financing by 2020
Sources: UNCCC, NY Times, Phys.org, France Diplomatie
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Situation in Hong Kong
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Situation in Hong Kong
Source: HK Environment Bureau
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Definition of Sustainable Maintenance
= ‘Sustainable Refurbishment’
• to
provide
a
healthier
environment such as less
energy consumption, lower
greenhouse gas emissions,
rational resources use and
advanced
technologies
through
maintenance
or
refurbishment
Source: Sustainable Construction
http://www.supplychainschool.org.au/images/Supply%
20Chain%20School%2010%20Key%20Issues%20v2
%20(2).png
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Definition of Sustainable Maintenance (cont’d)
• Description on existing buildings to
improve
their
environmental
performance using sustainable
methods and materials.
• The process of sustainable
refurbishment includes:
 recycling and using environmentally
friendly materials;
 minimizing energy use, noise and
waste during the refurbishment;
 minimizing the waste of existing
components.
Source: Material Life Cycle Cost
https://www.epa.gov/sites/production/files/styles/me
dium/public/2015-09/lifecycle.jpg
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Objectives of Sustainable Building
Maintenance
Source:
http://www.cmu.edu/gelfand/docum
ents/succeed/lct-0.png
1. Minimize life-cycle carbon
emission;
2. Minimize life-cycle cost, and
3. Target the right level of lifecycle employment opportunity
generated.
Source:
http://www.kronos.com/uploadedImages/wwwKronoscom/Special_Product_Lines/Human_
Capital_Management/lifecycle-220x230.gif
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Importance of Sustainable Building
Maintenance
• Large stock of existing buildings in Hong Kong, with
age of over 30 years;
• Building constitutes 30%-50% energy use;
• Great potential of energy saving in exiting buildings
(residential, industrial, commercial, institutional);
• Meet the goals of economy, minimum environment
impact, and improved social prosperity in a
balanced approach;
• To reduce the operating cost and environmental impact
of existing buildings through Repair and maintenance
works.
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Private Buildings under Mandatory Building Inspection Scheme
Years 2014 and 2024
• Year 2024
• Year 2014
Not under MBIS
16.5%
Not Under MBIS
34.5%
Under MBIS
65.5%
+ 19.8%
Under MBIS
85.3%
Source: Home Affairs Department, 2014; Rating and Valuation Department,2014
Mandatory Building Inspection Scheme = Buildings aged 30 or above
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Application of Sustainable Building
Maintenance
• Proactive maintenance (scheduled vs. unscheduled) to
• Optimize maintenance schedule
• Reduce unexpected failures
• ensure timely maintenance to avoid escalation of problems
BIM x
Asset
Management
• Use of computerized maintenance management system;
• Use of low emission materials;
• Use of materials of low pollution / recycled material;
• Use of innovative technologies to reduce energy use,
water use, and waste generation.
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Importance of Sustainable Building Maintenance (BM)
• Buildings are the greatest causes and solutions of today’s
challenges, such as climate change, energy security, and longterm sustainability;
• Buildings consume roughly 32% of the world’s resources,
accounting for approximately 40% of global energy use and
generate up to 30% of greenhouse gases (GHGs) emissions;
• BM works offer an opportunity to improve the energy efficiency of
existing buildings to reduce their energy consumption during the
operational stage. However, materials used in BM may incur
sizeable carbon emission because of their embodied carbon (EC);
• Maintenance should be carried out environmentalfriendly to
eliminate the negative impact to
environment.
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Benefit of Sustainable Building Maintenance
Environmental benefit
• energy efficiency
• emissions reduction
• water usage reduction
• reduction of construction and demolition
waste leading to less disposal in landfill sites;
• reduction in the negative impacts of
built facilities range from displacement
of natural ecosystems on building sites and
the over-harvesting of natural resources from
ecosystems
Reference:
Chan, E. (2014). Building Maintenance Strategy: A Sustainable Refurbishment Perspective. Universal Journal of Management, 2(1), 19-25.
Langston, C., Wong, F. K., Hui, E. C., & Shen, L. Y. (2008). Strategic assessment of building adaptive reuse opportunities in Hong Kong.
Building and Environment, 43(10), 1709-1718.
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Benefit of Sustainable Building Maintenance
(Cont’d)
Economical benefit
• lower running cost
• improved building value
• better rental returns
• reduced operational cost
• extended building life span
• lower total project costs, compared with new-build due to
elimination of much of the site work associated with newbuild work such as transportation cost of heavy material by
lorry and necessary disposal charges
Reference: Chan, E. (2014). Building Maintenance Strategy: A Sustainable Refurbishment Perspective. Universal Journal of
Management, 2(1), 19-25.
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Benefit of Sustainable Building Maintenance
(Cont’d)
Social benefit
• create a more productive environment that attracted better
staff and improve health and wellbeing.
• retain intrinsic heritage values. They can retain attractive
streetscapes, add character, and provide status and image
to an organisation through the use of massive and highly
crafted materials.
• create more job opportunities
Reference: Langston, C., Wong, F. K., Hui, E. C., & Shen, L. Y. (2008). Strategic assessment of building adaptive reuse opportunities in
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Hong Kong. Building and Environment, 43(10), 1709-1718.
Background of Sustainable Building
Maintenance in HK
• In Hong Kong, buildings account for 89% of electricity use
or over 53% of the total greenhouse gases emission;
• If the building maintenance is undertaken in a sustainable
manner, considerable environmental, economic, and social
benefits would result;
• In HK, we have around 45,000 private buildings (more
than 3 storeys). 55% of the building is now aged more than
30 years. Therefore, large stock of building need to be
maintained.
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Consideration
of Sustainable Building
Maintenance
• Indoor air quality ;
(adequate fresh air intake, high quality filters)
• Resource conservation on water, energy, materials;
• Waste reduction (recycling);
• Green procurement;
(ecologically sensitive materials/vendors)
• Transportation;
• Life Cycle Cost;
• Material selection.
•
Reference: Chan, E. (2014). Building Maintenance Strategy: A Sustainable Refurbishment Perspective. Universal
Journal of Management, 2(1), 19-25.
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Indoor Air Quality (HVAC)
• Heating, Ventilation and Air Conditioning System
 Provide adequate fresh air intake and circulation
 Maintain appropriate temperature for occupants
 Filters need to be replaced periodically to ensure proper
functioning of system
Trends …
 Occupant sensors
 Automatic climate control
 Air quality sensors
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Indoor Air Quality (Paint)
• Material should be low in VOC or non-toxic
 Material should emit few or no carcinogens, reproductive
toxicants, or irritants, e.g. non-VOC painting;
• Moisture resistant
 Products or systems should avoid moisture or growth of mold
in buildings.
Source: NO VOC Paint
http://newhuespainting.com/wpcontent/uploads/2015/06/voc-paint.png
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Resource Conservation
• Energy Conservation
 Monitor energy consumption by using the rating
system, with precise thresholds for HVAC
operations to ensure energy efficiency, comfort,
operation, and productivity;
 Monitor
unnecessary electrical demands, such
as from plug loads, and ensure they are
curtailed immediately;
 Adjust
occupancy based systems like HVAC and
ventilation to actual occupancy times of the
building or use occupancy-based controls.
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Water Management
• Avoid leakage
e.g. Valves can be installed in distribution
systems to reduce the pressure in
plumbing and thus decreases the risk of
pipe leakage.
• Reduce the amount of
water used by equipment
or process
• Consider submetering of
water systems to identify
future opportunities for
improvement
Source: Water Submetering
http://static.wixstatic.com/media/7a5349_4c239d51c60f4dbf9382789f
f2ded027.jpg/v1/fill/w_457,h_412,al_c,q_80,usm_0.66_1.00_0.01/7a
5349_4c239d51c60f4dbf9382789ff2ded027.jpg
Source:Waste water caused by water-proofingtest
http://static.wixstatic.com/media/7a5349_4c239d51c60f4dbf9382789ff2de
d027.jpg/v1/fill/w_457,h_412,al_c,q_80,usm_0.66_1.00_0.01/7a5349_4c2
39d51c60f4dbf9382789ff2ded027.jpg
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Waste Reduction and
Management
• Use electronic communications versus printed
material
for
facilities
guidelines
and
announcements during renovation
• Overall 90% of HK’s construction waste are
dumped to landfill sites.
Source: electronic communication
https://acbanews.files.wordpress.com/2
014/03/istock_000013614379large.jpg
• to separate the non-recyclable materials into inert
materials (e.g. soil, concrete and bricks) and noninert materials (e.g. general rubbish), with proper
material management

Sorting classification and streaming of wastes for
recycling and reuse purposes.

Establish separated areas or individual containers for
collection of different recyclable materials

material can be recovered into wholly or partially
usable product e.g. wood or metal
Source: construction waste seperation
http://unicyclecreative.com/wordpress/w
p-content/uploads/2011/12/constructionbluebox2.jpg
^Source: http://www.epd.gov.hk/epd/english/greenproperty/poll_pro/popup_ren_wastewater.html
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Waste Reduction and
Management
• Develop a Site Waste Management Plans
(SWMP).
• Material delivery plan, and Just-in-time
delivery.
• Coordinate with recycled business for
construction waste collections.
• Explore and plan for temporary storage areas.
• Adopt compostable and /or recyclable
packaging.
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Waste Reduction and
Management
Source: Site Management plans (SWMP)
http://www.netregs.org.uk/images/image005.png
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Green Procurement
• Definition
purchasing products and services that cause minimal adverse
environmental impacts. It incorporates human health and environmental
concerns into the search for high quality products and services at
competitive prices
• Principles need to be considered when purchasing products:

products with improved recyclability,
reduced packing and greater durability;

product with greater energy efficiency.
Source: Green Procurement Principles
http://www.epd.gov.hk/epd/english/how_help/green_procure/green_procure.html
high
recycled
content,
Source: Sustainable
Procurement
http://sustainability.wglhol
dings.com/sites/default/fil
es/green-cart.png
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Green Procurement (cont’d)
• Minimal use of virgin material in the product;
• Replacement of disposables with reusable or
recyclables;
• Minimal environmental impact from the entire product
or service life cycle;
• result in smaller production of toxic substances, or of
less toxic substance, upon disposal;
• avoid items that are not durable or difficult to repair.
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