This section of the toolkit on policies and procedures is provided to enhance the specific measure information proved in the list of measures in the measure finder tool by providing guidance in the ongoing maintenance and operations of the measures and the spaces where they are deployed. This document includes information about the following measure categories:
A.
Lighting
B.
HVAC and Indoor Environment
C.
Water
D.
Waste Management
E.
Procurement
F.
Site
G.
Green Leasing
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Purpose
This policy is designed to address areas where improvements, reductions, and modifications in lighting systems can decrease operating costs and reduce the building’s impact on the surrounding environment.
Background
Lighting accounts for the largest portion of building electricity use often making it the greatest cost to building owners in terms of building operations.
1 In addition to accounting for the greatest electricity demand, lighting is also the most visible building system to tenants and others. As a result, lighting affects tenants’ mood, productivity, health and safety, along with the aesthetics and image of the building.
While lighting accounts for over one third of all electricity used by the commercial building sector, there are many opportunities to reduce the electricity used by lighting. By installing more efficient lighting, managing lighting in unoccupied space, and ensuring that the correct levels of light are in place throughout, buildings can significantly reduce their operating costs associated with lighting.
Scope
Lighting policy covers all lighting within a building as well as outdoor lighting. Lighting policy includes upgrading inefficient light systems, installing occupancy controls to automatically turn off lighting when not in use, and removing lighting where unnecessary.
Measures
1.1 - Energy Efficient Lighting
Replace burnt out lamps with energy-efficient alternatives. Also look to replace fixtures and ballasts with more energy-efficient models.
1
Lighting, ENERGY STAR™, Section 6.2, Lighting and People. http://www.energystar.gov/index.cfm?c=business.EPA_BUM_CH6_Lighting#S_6_2
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When upgrading fluorescent T12 lamps replace them with more efficient fixtures, such as high-performance T8 or T5 lamps. Look to replace 3-lamp fixtures with 2-lamp fixtures. Also, replace incandescent lamps with compact fluorescent lamps or LEDs.
Upgrade to dimmable ballasts so that a broader set of lighting controls can be used.
There are many free resources available to assist in upgrading to energy efficient lighting. Visit the Advanced Lighting Guidelines or
Department of Energy’s Commercial Lighting Solutions page to learn more about current demands and achievable savings from upgrading to more efficient systems.
1.2 - Lighting Unoccupied Spaces
Manage lighting in unoccupied spaces to reduce operating costs by ensuring that lights are off when no one is in the space.
Vacant Space - In vacant spaces, turn the lights off in between showings to reduce operating costs from unnecessary lighting.
After Hours Lighting - Either manually, or with occupancy sensors, reduce after hours lighting in unoccupied office spaces to only those lights needed for security reasons.
Elevator Lighting - Elevator cabs are typically lit up and remain lit 24/7. Check to see if the building’s elevators have automatic controls to turn lighting off when the cabs are not in use. If available, turn these controls on. If the elevator in the building does not have this feature, install an occupancy sensor to turn the light on only when someone is in the elevator cab. Alternatively, shut the lights off entirely if the building is not accessible during certain hours and thus no one will be using the elevator.
Occupancy and Daylight Sensors - Install occupancy and daylight sensors to ensure that lights are turned off when rooms are not occupied or when natural light is available. Occupancy sensors can be placed in rooms that have occupants during the majority of the day, but are especially useful in places that have occupants for only parts of the day, or week, such as janitorial rooms, closets, conference rooms, etc.
Place daylight sensors on exterior lighting to ensure that those lighting fixtures are not on during daytime hours.
Coordinate with Security/Janitorial Staff to Minimize After-Hours Lighting Use – Coordinate with nighttime staff such as security guards and janitorial staff, to ensure that lights left on by tenants are turned off. Instruct janitorial staff to clean as a team by cleaning one area at a time together so that lights are only on in one part of the building at a time.
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1.3 - Delamping
Delamping involves removing lamps in areas where there is currently too much light and an acceptable lighting level can be achieved with less lamps. Delamp areas where less light will still meet the building or tenant needs. Consult a lighting specialist before undertaking this measure.
Delamping may involve moving furniture and equipment so that all areas that need light can be lit with as few lights as possible. Rearrange and coordinate office furniture and equipment in such a way that it can be lit with as few lights as possible. Additionally, when moving office furniture and equipment, be sure to reconfigure lighting and evaluate opportunities to delamp at that time as well.
In addition to removing lighting and rearranging furniture, use task lighting instead to reduce the need for overhead lighting.
Visit the Illuminating Engineering Society of North America (IES) website’s Tools and Guides section for recommended light levels for various tasks.
1.4 - Daylight Resources
Sunlight can be an asset or a detriment in terms of energy use in commercial office spaces. Ensure that daylight is properly managed by reviewing existing fenestration types and locations. Review interior artificial lighting systems in spaces with access to daylight. Consider dual-glazed, low-e glass on nonnorth facades where possible to reduce thermal gains while still permitting higher levels of visible light transmittance. Optimize the glazing properties for vision glass and clerestory separately. Install dimming controls and the appropriate ballasts to reduce the use of electric lighting where natural daylight provides sufficient light. Review furniture layouts to prevent glare. Glare can cause tenants to close blinds when daylight can replace electric lighting. Finally, use interior shading as appropriate to reduce solar heat gain and cut down on heat loss, especially in unoccupied tenant spaces and warmer climates.
Leave blinds open to allow solar gain and warm rooms during winter months. During summer months, close or tilt blinds to reduce solar gain and help keep rooms cool.
1.5 - Signage
Many commercial office buildings have illuminated signs that display tenants’ company names either on
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the building or near the street. Upgrade standard fluorescent internal lamps with more efficient sources, such as T5 fluorescent and LED systems.
Upgrade all emergency exit signs to LED systems.
1.6 - Holiday Lighting
Replace traditional, inefficient, incandescent holiday lights with energy-efficient LED alternatives.
Additionally, connect holiday lights to timers to ensure that they do not remain on throughout the night.
Set timers to turn lights off at a reasonable hour to reduce the cost of operating holiday lights.
Rebates may be available for swapping out incandescent lights at the time of purchase of LED lights. Check local utility for offers.
ENERGY STAR™ and your
1.8 - Light Pollution Reduction
Light pollution, often called light trespass, is the spread of excess light from buildings and/or building property at night and can have significant costs both financially and environmentally. While nighttime lighting is important for building and occupant safety, excess light pollution contributes to decreased nighttime visibility, the disruption of nocturnal ecosystems, and increased operating costs.
Decrease the amount of light that comes from a building and/or property to reduce light pollution. Use timers to turn lights off or reduce the number of lights in exterior spaces during nighttime hours. Finally, install covers and shields to ensure that outdoor lights illuminate only their intended target.
The International Dark-Sky Association (IDA) offers tips on how to reduce nighttime light pollution.
1.9 – Custodial Lighting Policy
Implement policies to reduce the need for interior lighting at night. Look for ways to facilitate some cleaning during normal operating hours. Incorporate language into custodial contracts requiring that lights be turned off after an area is completed and require that custodial staffs clean one floor or area at a time to reduce overall lighting needs.
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Purpose
This policy addresses many different aspects of energy efficiency, HVAC, tenant comfort, and environmental impact. Managing the different aspects of the indoor environment as efficiently as possible, while minimizing the impact on the environment, is the goal of this policy.
Background
Indoor environment can affect the comfort and health of building occupants through a variety of ways.
Because tenants and guests spend the majority of their time inside the building, managing the quality and safety of the indoor environment in an efficient and environmentally friendly manner is of the utmost importance.
Scope
Indoor environment policy covers heating, cooling and ventilation, contaminants and pollutants entering the build, unoccupied space, and pest management.
Measures
2.1 - Programmable Thermostats
Install programmable thermostats or ensure the building management system regulates building temperature at all times.
If the thermostat is located where it can easily be accessed by building tenants or guests, install a lockable thermostat cover to ensure that the settings are not changed. Also, ensure that the thermostat is not located above any heat producing equipment such as a dimming light switch or printer, which would affect the thermostat’s ability to measure the temperature accurately.
2.2 - Roofing
To reduce operating costs from poorly designed roofs, install, at a minimum, reflective coatings during the next roof upgrade. Choose a roof with a minimum SRI value of 75 on at least 75% of the roof. A cool roof will reduce the effects of urban heat island as well. Add roof insulation above the roof deck in
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coordination with reroofing projects.
2.3 - Ventilation Efficiency
Inefficiencies in the building’s ventilation system can greatly increase the operating costs for building heating and cooling.
2.4 - HVAC Distribution Systems
Many commercial buildings are configured in such a way that the HVAC distribution systems are running below optimum efficiency, thus driving up operating costs. Control the variable air valve (VAV) system’s variable frequency drive (VFD) speed based on the static pressure needs in the system. Reset the static pressure set point dynamically, ideally as low as is practical to meet the zone set points.
If the zone data is available and the pressure reset has been applied, reset the VAV system supply air temperature set point when the system is at minimum speed in order to provide adequate ventilation and prevent having to unnecessarily provide heating to some zones.
Ensure that the minimum outdoor airflow (OSA) rates comply with the ANSI/ASHRAE standard 62.1 or local code requirements. Eliminate duct configurations that create high friction losses in the ventilation system.
2.5 - HVAC Fans and Pumps
Fans and pumps make up a considerable amount of the energy demands from HVAC systems. Increase the efficiency of these systems by installing high efficiency fans or pumps. If the impellers of the existing fans and pumps are providing too much capacity relative to peak demand of the system, then trim the impeller blades to reduce capacity and lower costs.
2.6 - Variable Air Volume (VAV) and Air Handling Unit (AHU)
An inaccurate balancing of area loads and ventilation requirements leads to increased energy demand and costs from HVAC systems. Rebalance the VAVs and reduce the AHU pressure/speed to increase the efficiency of the HVAC system and lower operating costs. Rebalance the VAV and AHU on an ongoing basis, every 2-5 years, depending on how long your building’s systems typically stay balanced.
2.7 Commission HVAC
Employ a Commissioning Agent (CxA) to conduct a systematic review of the building’s mechanical systems to identify operational deficiencies. Upgrade the deficient systems in order to bring the building up to the design intentions of its current usage.
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Re-commissioning: is applied to an existing building that was originally commissioned.
Retro-commissioning: is applied to an existing building that was never commissioned.
2.8 - HVAC Capacity
When HVAC capacity is oversized, the cost to operate this system is unnecessarily high. Reduce HVAC system capacity , either by eliminating or downsizing existing equipment, in order to reduce costs.
2.9 - Boiler System
The boiler system’s pumps can account for a large amount of total energy consumption, driving up building operating costs. Turn the boiler off when outside air (OSA) temperatures are high and the boiler system is not needed. Implement a system that automatically turns the boiler off when OSA temperatures reach a certain point.
Clean boiler surfaces regularly to reduce scale and deposit, which will improve heat transfer.
Replace noncondensing boilers with condensing boilers. Condensing boilers are considerably more efficient compared to new, noncondensing boilers.
2.10 - Heat Piping
Un-insulated pipes that transport heat throughout the building can incur massive amounts of heat loss between their source and destination. Insulate heat piping to ensure that heat is not lost during transport. Ensure that all elbows and small sections are insulated as well.
2.11 - Ceiling Fans
Space cooling can account for a significant portion of commercial building operating costs, especially in warmer climates. Install ceiling fans appropriate for commercial spaces to circulate air and reduce the amount of time that air conditioners must operate.
Ceiling fans move air, making building occupants feel cooler without actually reducing the temperature. However, because ceiling fans do not reduce the temperature, make sure to turn ceiling fans off when no one is in the room.
Visit ENERGY STAR™ to see if there are any available rebates for the purchase and installation of circulating fans.
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2.12 - Unoccupied Space
Manage unoccupied spaces to reduce operating costs.
Vacant Space - Maintain an appropriate temperature while spaces are not occupied by tenants. Set the temperature high enough to reduce costs, but low enough to prevent mold and a musty smell, around
84° F. In locations where the temperatures fall below freezing, set the temperature to where the pipes in the building will be prevented from freezing but without unnecessarily heating the building, around
55° F.
After Hours – Install a programmable thermostat to reduce heating and cooling in the evenings and ensure that the temperature is still at a comfortable level when tenants arrive in the morning. If employees are working long hours or on weekends, ensure a system is available during those times so to allow tenants to set the temperature manually. This assures a comfortable work environment at any time.
Coordinate with Security/Janitorial Staff to Minimize After-Hours HVAC Use – Coordinate with nighttime staff to ensure that HVAC systems left on by tenants are turned off. Instruct janitorial staff to clean as a team by cleaning one area at a time together so that HVAC is only on in one part of the building at a time.
2.13 - Occupant Comfort Survey
Conduct an occupant comfort survey to better understand occupants’ needs and desires. Find areas that are too cold or too hot and increase tenant comfort and reduce energy bills by setting the temperature at an appropriate level for the time of year.
2.14 - Air Distribution
Particulate matter in the air poses problems for both occupant health and for office equipment. Excess dust and particulate matter can lead to respiratory issues in building occupants. Additionally, dust that settles in computers and electronic equipment can lead to overheating and malfunctioning of equipment. Consider an air filtration system designed to minimize dust and particulates.
2.15 – Entrance Mat Walk-Off System
Install an entrance mat walk-off system to capture dirt and whatever pollutants are on the bottom of tenants’ and guests’ shoes. This will minimize the amount of pollutants that enter and spread throughout the building.
2.16 - Pest Management
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Pest management is a critical building operations area as pests, such as termites, can damage the physical structure of the building. This policy prohibits the use of poisonous chemicals, uses biological and physical controls, and allows for low levels of pests while still achieving effective pest management.
2.17 - Smoking
Second hand smoke, both that which is exhaled and the smoke from a burning cigarette, pose a public health hazard to the occupants within the building. While many states have outlawed smoking inside of office buildings, nearly all office buildings prohibit smoking inside, regardless of state laws.
Minimize or eliminate second hand smoke that enters the building by requiring that smokers be at least
25 feet from building entrances, operable windows or intakes. Post signs that are clearly visible to communicate this to building occupants and guests. Designate a smoking area at least 25 feet from entrances, operable windows and intakes to facilitate this measure.
2.18 - Create and Implement a Green Cleaning Policy
Implement comprehensive green cleaning contracts that cover multiple areas of building cleaning including custodial effectiveness, sustainable cleaning equipment and sustainable cleaning supplies.
Use sustainable cleaning equipment to avoid exposing building occupants to contaminants while mitigating the environmental impact from cleaning equipment. Use energy efficient cleaning equipment that captures air contaminants with the use of filters and minimizes noise pollution.
For more information on purchasing sustainable cleaning supplies, see the Procurement Policy
Purpose
This policy covers all areas of water usage including reducing water consumption and handling necessary water use more efficiently.
Background
Water heating accounts for a significant portion of commercial building electricity use. Demands from landscape irrigation and water consumption by tenants within the building further raise a property’s need for water. As water resources become more valuable and conservation and better management
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becomes more important, a comprehensive water policy will be an asset to the building.
Scope
A water policy addresses irrigation, water heating and plumbing to reduce water consumption through implementing water conservation measures and devices. Additionally, water conservation measures
may address areas that overlap with the Site policy.
Measures
3.1 - Irrigation
Implement measures that reduce the amount of water required and the amount of time that irrigation equipment must be operated.
Operate Irrigation Systems to Minimize Evaporation - Evaporation rates vary drastically throughout the day and by region, so it is important to manage irrigation schedules around different times of the day to minimize the amount of irrigated water that evaporates, wasting water and electricity.
Irrigate planted landscapes in the early morning before sunrise. Irrigating at this time ensures that the least amount of water is lost to evaporation and, as wind levels are the lowest at this time, that excess water is not blown off site. In addition, watering in the early morning hours prevents the soil from remaining moist for long periods of time (which happens with evening irrigation) and ensures that the soils dry out evenly throughout the day preventing disease.
Install timers to ensure that irrigation happens at the optimal time. Additionally, adjust timers regularly to account for changing sunrise times. These measures ensure that soils stay healthy and prevent the need for excessive fertilizers and soil amendments which have large costs both financially and environmentally.
Be sure to adjust irrigation timers seasonally to account for changing sunrise times.
Drip Irrigation - Drip irrigation is the most effective method for reducing evaporation during irrigation.
Install drip irrigation for watering plants on company property to reduce water and electricity consumption. Drip irrigation involves applying a slow but steady stream of water directly to a plant’s root zone. Drip irrigation lines may be buried under the soil or laid on top. Because drip irrigation operates at low pressure, it can often operate without the use of electric pumps.
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The U.S. Environmental Protection Agency has a free tool for calculating the costs of installing a drip irrigation system.
Install Advanced Irrigation Systems - Advanced irrigation systems operate by tracking weather patterns or monitoring weather at the building location. Install advanced irrigation systems to take advantage of the available information and plan irrigation schedules around local weather.
Plant Native and Drought Resistant Plants - Native plants thrive with just the water from rain and typically do not require any additional irrigation. Native plants also do not interfere with local ecosystems and can provide habitat for animals. Drought resistant plants can withstand long periods without rain and still thrive while adding to building aesthetics. Plant native and drought resistant plants to reduce the need for irrigation.
Visit Plant Native to find local nurseries and resources for planting native species.
3.2 - Water Heater Efficiency
Insulate water heaters and pipes to reduce heat loss and decrease the amount of energy required to maintain the temperature throughout the course of the day. Also, insulate the pipes leaving water heaters to reduce heat loss, especially in colder climates.
Turn down the temperature on the water heater to the lowest temperature allowable by local code.
Many water heaters are set up to operate at excessively high temperatures, which is unnecessary for most commercial buildings.
Each 10° F reduction in temperature can save 3%-5% in water heating energy costs.
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Turn off water heaters at night to reduce operating costs associated with water heating. Either manually or with a timer, water heaters can be turned off and remain off during evening and nighttime hours when there are no occupants in the building.
Determine whether the water heater is the appropriate size. Replace oversized heaters with smaller, appropriately sized, energy efficient heaters.
2
Lower Water Heating Temperature for Energy Savings, U.S. Department of Energy, http://www.energysavers.gov/your_home/water_heating/index.cfm/mytopic=13090
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Switch from tank water heaters to tankless water heaters that heat water on-demand and do not require energy to constantly keep water hot.
3.3 - Install No-Flush or Low-Flush Urinals and Toilets
Install no-flush or low-flush urinals and dual flush toilets to reduce the amount of water that is required to operate restrooms.
3.4 – Faucet Water Flow Restrictors
Install aerators or water flow restrictors to reduce the amount of water that flows from these sources.
3.5 - Install Water Sub-Meter
Install sub-meters on all water consuming appliances or equipment such as irrigation pumps, indoor plumbing fixtures and fittings, water heaters, and cooling towers. Installing sub-meters on these pieces of equipment will allow monitoring of where water is going within the building and allow adjustments to reduce water consumption in areas that are high.
Purpose
This policy addresses all areas of the waste stream and measures that can reduce the amount of waste headed to landfills
Background
Waste management involves every aspect of the building and every occupant. A comprehensive waste management policy allows buildings to save on disposal fees and reduce the building’s impact on the environment
Scope
The waste management policy addresses waste from facility alterations and additions and tenant activities.
This policy includes waste audits, target goals and key performance indicators (KPIs) and incorporates tenant engagement. This policy also includes procurement since the purchase of recyclable, reusable, and compostable goods should be considered as products that do not fit into those three categories will
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most likely end up the in the landfill. Areas of focus include, but are not limited to, recycling and diverting waste from facilities alterations and additions, recycling and composting qualifying materials, performing a waste audit, proper disposal of batteries and electronic waste, minimizing waste, and ensuring tenant participation through green lease language.
Measures
4.1 - Eliminate Individual Office Trash Cans and Plastic Liners
Eliminate individual office trash cans and plastic. Ensure that waste receptacles are centrally and conveniently located to minimize tenant impact while still accomplishing the overall objective.
When eliminating individual office trash cans, be sure to provide larger, centrally located receptacles. This will minimize the impact to tenants and decrease tenant pushback while still reaping the
benefits from this measure.
4.2 - Solid Waste Management – Facilities Alterations and Additions
Use post-consumer and postindustrial materials to reduce negative environmental and air quality effects from building materials used during facilities alterations and additions. These materials prevent the use of virgin materials, and recycle waste that would otherwise be headed for landfills.
Purchase materials that must come from virgin sources, such as lumber, from local, sustainably managed forests. Construction waste should also be separated and recycled appropriately. Contact your hauler for details.
4.3 - Recycling and Compost Program
Implement a recycling and compost program. Add receptacles for recyclable and compostable materials right next to existing trash receptacles. In addition, educate staff on how the program works and what materials can be recycled or composted. Post descriptive signs above compost and recycling bins showing what is and isn’t appropriate. Label the garbage can as landfill in order to make occupants think twice before depositing something that may be recyclable or compostable into the garbage. The building manager will look into what programs are available through the local waste management provider as rebates or free pick up of recyclable and compostable materials may be available.
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4.4 - Waste Audit
The U.S. Environmental Protection Agency (EPA) and the
U.S. Composting Council both have valuable information on composting.
Additionally,
Foundation
Recycle Reminders and the Green Education
have free signage that will help in implementing a recycling and compost program.
Perform a waste audit to understand what materials and what amounts of garbage are entering the waste stream from the building. From there, a baseline will be created and waste reduction goals are set. A waste audit does not include durable goods (such as computers, printers and appliances) or facility alterations and additions materials. Set specific targets to reduce areas of waste and increase recycling.
4.5 - Offer the Ability to Recycle Batteries and Electronics Responsibly
Batteries and electronic wastes (commonly referred to as e-waste) contain many heavy metals that if improperly disposed of can contaminate ground water, pose safety hazards and negatively impact the environment. Implement a program that allows tenants to responsibly dispose of batteries and e-waste and ensure that the hazards outlined above are avoided.
Due to the value of the materials contained inside used batteries, there are many companies that offer free services for the disposal of batteries and e-waste. Earth911 offers a free service to find local disposal centers for batteries and e-waste, along with other hazardous materials. Call2Recycle also offers a similar, free service for recycling batteries and certain e-waste items.
Purpose
This policy offers a methodology for purchasing sustainable and energy efficient goods and products that save on operating costs and reduce the impact on the environment.
Background
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Building tenants purchase goods and products on a daily basis. As a result, consider tenant procurement processes in any attempts to reduce the building’s impact on the environment. The measures outlined below will help in achieving that goal while still purchasing the goods and products necessary to operate the building.
Scope
The building procurement policy will address purchasing in a way that reduces consumption, increases energy efficiency, minimizes environmental impact, and purchases materials that avoid the waste stream altogether. This policy includes audits, target goals and key performance indicators (KPIs) and incorporates tenant engagement. A comprehensive procurement policy includes, but is not limited to, purchasing efficient office equipment, purchasing sustainable or recycled products in place of those from virgin material sources, purchasing sustainable cleaning supplies, and ensuring tenant participation by incorporating green lease language. A comprehensive procurement policy includes, but is not limited to, purchasing efficient office equipment, sustainable or recycled products in place of those from virgin materials sources, and ensuring tenant participation by incorporating green lease language.
Measures
5.1 - Purchase Energy Efficient Office Equipment
Office equipment and refrigeration alone make up a large portion of commercial building electric demand. Replace inefficient and outdated or broken office equipment with newer, energy efficient equipment
ENERGY STAR™ has a website specifically for Office Equipment that will be helpful when deciding which pieces of equipment to purchase.
There are often rebates available for replacing inefficient office equipment. Visit ENERGY STAR™ local offers.
5.2 - Purchase Sustainable Cleaning Supplies
and your local utility to check for
Purchase sustainable cleaning supplies to minimize the negative impacts from chemical cleaning products on both building occupants and the environment. Sustainable cleaning supplies have been found to be equally effective as traditional cleaning supplies.
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The Green Seal website, run by an organization that certifies products as sustainable, is a free resource for finding sustainable cleaning products. Environmental Choice Certified Products can also be found through the EcoLogo specifically for professional purchasers. The U.S. Environmental
Protection Agency (EPA) also has a list of partners and products that are recognized under the
website which has a section
Design for the Environment program.
5.3 – Purchase Sustainable Lighting
Commercial lighting fixtures are sometimes high in mercury. This mercury is environmentally detrimental if not disposed of properly and can pose a health risk to occupants if mercury containing lamps are broken inside work spaces. Purchase lights that are low in mercury content.
The Responsible Purchasing Network has a free tool that will measure costs savings and mercury content from purchasing new lighting. Additionally, Lamprecycle.org
has information on recycling lighting that contains mercury.
5.4 - Use No VOC or Certified Sustainable Paints
When repainting building interior or exterior walls, use paints that do not contain Volatile Organic
Compounds (VOCs) or are Certified Sustainable paints.
Purpose
This policy ensures that building operations are designed to minimize the property’s impact on the surrounding environment.
Background
Proper building maintenance involves managing the property in a sustainable and environmentally friendly manner. By doing so, buildings can reduce operating costs and protect the local ecosystem by reducing runoff, preventing light pollution and minimizing water consumption, amongst other things.
Scope
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Site policy covers many aspects of building operations including managing hardscapes and outdoor areas, maintaining high air quality standards within the building, and minimizing environmental impact.
As a result, many measures that fall under other policies also overlap with Site policy. Those measures are outlined in this section and referenced to the section where they are discussed in further detail.
Measures
6.1 - Install Planting or other Reflective Surfaces on Hardscapes
Hardscapes are areas where water cannot penetrate into the soil as it would naturally. Excessive amounts of hardscapes increase runoff, increase sedimentation in local waterways, and also contribute to heat islands. Plant shrubs, bushes, or other plants to minimize the effects of hardscapes on the building site.
6.2 - Use Native and Drought Resistant Plantings
Use native and drought resistant plantings to reduce water use and the amount of chemical fertilizers and pesticides that go into the site. Native and drought resistant plants will most likely require fewer chemical fertilizers due to their natural ability to thrive in low water, low nutrient environments. Plants also reduce the amount of runoff that occurs which contaminates local waterways and ecosystems.
For more information on the use of native and drought resistant plants, see the Water Policy.
6.3 - Operate Irrigation Systems to Minimize Evaporation
See the Water Policy.
6.4 - Emissions Reduction Reporting
Participate in an emissions reduction program, and quantify the amount of reduction in greenhouse gas achieved by sustainability activities at your site. In addition, investigate financial benefits through carbon trading programs where outside parties purchase the carbon offset credits attained through the building’s reduction in emissions.
6.5 - Light Pollution Reduction
See the Lighting Policy.
6.6 – Encourage the Use of Alternative Transportation
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Regardless of proximity or access to alternative transportation, most commercial building occupants drive themselves to work using personal vehicles if parking is available. This greatly increases the overall environmental impact from the building and costs occupants significant money to commute to and from work. Encourage building employees and tenants to use alternative modes of transportation to get to and from work.
Alternative modes of transportation can be, but are not limited to, cycling, taking public transit, and carpooling. Make bike racks for securing bicycles available and designate parking spots closer to the entrances for cars that transport two or more individuals to help encourage this measure. Also, if one is not already available, provide a covered seating area near the public transit pick up/drop off location.
Purpose: This policy ensures equitability amongst owners and tenants when implementing energy saving and sustainability measures by ensuring that the costs and benefits are equally shared between both parties.
Background: Under most current leases, a split incentive exists where utilities are paid by tenants. As such, building owners have no incentive to install energy saving measures and tenants are unwilling to invest in property they do not own. Incorporating green lease language into current or new leases creates a framework in which costs and benefits can be shared between owners and tenants.
Scope: This policy can cover behavioral aspects, energy efficiency upgrades, and sustainability measures that are implemented by the company’s property manager.
Measure:
7.1 – Incorporate Green Lease Language
Incorporating green lease language into agreements between owners and tenants can include any number of original ideas or strategies. As a minimum, include the following five measures to help ensure the success of the green lease.
1.
Explain The Motivation for Sustainability – Before a green lease can be successfully negotiated, it is important that the building manager or owner’s party explain the business case for why a green lease is important.
2.
Layout the Sustainability Measures in the Lease – Specifically spell out which measures are to be implemented in the lease to avoid conflict between the building owners and tenant. By outlining the measures ahead of time, the parties can manage expectations.
3.
Set Limits and Goals – After defining which sustainability measures the green lease will accommodate, set financial limits as well as goals to ensure the tenant that the resources
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Do not place all the green lease language on one single page in the lease document. Putting the green lease language on multiple pages adjacent to other lease items makes removing the language more difficult
4.
allocated to sustainability improvements will be able to achieve real results for both owners and tenants. In addition, include language on the consequences, to both owners and tenants, if goals are not achieved within the predetermined limits.
5.
Encourage Collaboration – Create a relationship around the green lease that is based on collaboration rather than a “Big Brother” approach. Set up policies that ensure joint accountability for implementing sustainability measures that reward both parties.
6.
Report Successes – Upon completion of implementing sustainability measures, report the success to the building tenants. This will not only affirm the idea of green leases with the tenant, but will also help secure their participation in future sustainability programs.
Visit the Green Leases Toolkit http://sustainca.org/green_leases_toolkit/tools for more resources for landlords and tenants on greening their buildings and practices
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California Sustainability Alliance, A Navigant Consulting Project | Market Street, Spear Tower Suite 1200, San Francisco, CA
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