Sustainability of DOD Buildings – Reuse of Existing Buildings

Reusing existing buildings achieves a 15%+ higher return on investment and 20% reduction in greenhouse gases.   It is less  costly and more sustainable to reuse existing buildings.

With 345,000 buildings, with over 105,000 buildings more than 50 years old, the importance of efficient renovation, repair, and sustainability of existing buildings is paramount.

DoD Building Treatment Terms
•“Adaptive reuse & rehabilitation” are terms of art outside DoD
•The DoD term for “major rehabilitation” is “modernization”
•Modernization means: “the alteration or replacement of facilities solely to implement new or higher standards to accommodate new functions or to replace a building component that typically lasts more than 50 years.”
•This study compares the costs and GHG of modernization with new construction

Sustainment/Status Quo
•Formulated for measuring baseline energy consumption
Demolition and New Construction
•LEED Silver certifiable construction – 2009 LEED for New Construction and Major Renovations
Full Modernization with Strict Application of Historic Preservation Standards (HPS)
•Full modernization with a strict application of Historic Preservation Standards ( HPS) and other DoD facility design standards
•LEED Silver
Full Modernization with Strict Application of AT/FP
•Full rehabilitation/modernization but with strict application of Anti-terrorism/ Force Protection requirements through building hardening, seismic and other DoD facility design standards
•LEED Silver

Applicable design standards include:

  • Whole Building Design
  • UFC 1-200-01 General Building Requirements
  • UFC 4-610-01 Administrative Facilities
  • UFC 1-900-01 Selection of Methods for the Reduction, Reuse and Recycling of Demolition Waste
  • UFC 3-310-04 Seismic Design for Buildings
  • DoD Minimum Antiterrorism Force Protection Standards for Buildings
  • Secretary of Interior’s Standards for Rehabilitation of Historic Buildings


  • DoD’s Pre-War masonry buildings are an underutilized resource for meeting DoD GHG carbon reduction goals
  • ATFP and Progressive Collapse requirements tend to be rigidly and prescriptively applied, raising construction costs and introducing additional Scope 3 GHG emissions
  • Prior modernization treatments result in loss of original energy saving design features in Pre-War Buildings
  • Differences in GHG in alternatives resulted from the amount of new building materials introduced and transportation of demolition debris
  • Cost estimates and construction bid requests should include materials quantities in addition to costs to evaluate and validate GHG impacts.
  • Design professionals with practical experience with archaic building materials and systems are critical to the development of accurate planning level specifications
  • GHG emission tradeoffs of proposed new materials and building options should be evaluated early in the conceptual design process


  • Incorporate life-cycle GHG emissions analysis into DoD MILCON and SRM programs
  • Invest in formulation of carbon calculator system
  • Place more emphasis on existing buildings as viable project alternatives to meet mission requirements
  • Identify characteristic strengths and vulnerabilities by class of building
    Place more emphasis on existing buildings to meet DoD energy reduction goals
  • Avoid modernization treatments that result in loss of original energy saving design features in Pre-War Buildings

Green House Gas - Benefits of Building Re-use vs. New Construction

Efficient project delivery methods are of critical importance to the task of sustainability and life-cycle management of the built environment.   Job Order Contracting ( JOC ), and SABER are proven project delivery methods for renovation, repair, sustainability, and minor new construction.  JOC and SABER are a form of Integrated Project Delivery for existing buildings and infrastructure.

JOC and SABER provide the following advantages to building portfolio Owners:

•Fast and timely delivery of projects.
•Consolidation of procurement – lower overhead cost and procurement cost.
•Contractor and owner efficiencies in prosecution of the work.  Development of a partner relationship based on work performance.
•Virtual elimination of legal disputes, claims and mitigation of change orders.
•Standard pricing and specification utilizing a published unit price book (UPB), typcially RSMeans-based, resulting in efficient and effective estimating, design, and fixed price construction.
A bit more about JOC –
  1. “IPD Lite” for Existing Buildings.
  2. Consolidates procurement to shorten Project Timelines and reduce procurement costs.
  3. Transparency of pricing and procurement compliance through Unit Price Book.  Owner creates internal estimating (IGE)
  4. Long Term Facility Relationship increases productivity and enables reiterative process improvements.
  5. Quality and performance incentivized through IDIQ form of contract with minimal guarantee and clear maximum volume.

Traditional Project Delivery vs. Integrated Project Delivery – Premier cost estimating and efficient project delivery software and services for JOC, SABER, SATOC, IDIQ, MATOC, MACC, POCA, and BOA.  Featurings:

  • Exclusive 400,000 line item enhancement of RSMeans Cost Data
  • Automated Technical Evaluations
  • Contract, Project, Estimating, Document Management
  • Visual Estimating

TCO - Green House Gas

Legal and Policy Framework
•National Historic Preservation Act of 1966 ( Amended)
•Energy Policy Act of 2005
•Energy Independence and Security Act of 2007
•Executive Order 13423: Federal Environment, Energy, and Transportation Management (2007)
•Executive Order 13514: Federal Leadership in Environment, Energy, Economic Performance (2009)

LEED, Sustainability, and the Federal Government – Report Card – 2012

The Federal agency scorecard relative to 2009 Executive Order the government to meet energy, water, pollution and waste reduction targets is now available.
Green, yellow or red values were assigned for seven (7) metrics, with no overall score.Oddly the Department of Energy scored to “reds” for poor reductions in fleet petroleum use and poor progress in developing sustainable buildings.

The EPA and GSA score all greens… which is curious at best.  The GSA, for example doesn’t even have a centralized, efficient project delivery method for facility renovation, repair, sustainability and minor new construction projects, despite the fact these processes are readily available.  Further the GSA has yet to get control of its inventory and related efficient use of space.

The Department of Homeland Security and Office of Personnel Management scored poorly, while the Army Corps of Engineers curiously scored the worst, with red marks in all categories.  The latter, in theory, has the technical expertise to effect change, put apparently continues to suffer from management issues.

The Scorecards:

Develop Agency Sustainability Plans

Under Executive Order 13514, Federal agencies are required to develop, implement, and annually update a Strategic Sustainability Performance Plan that describes how they will achieve the environmental, economic, and energy goals mandated in the Executive Order. Agencies must prioritize actions based on a positive return on investment for the American taxpayer. The plans are updated each year, reviewed by CEQ and approved by OMB to ensure that actions are carefully aligned with resources, Administration priorities, and the Federal budget process.

In furtherance of the Administration’s commitment to transparency, the annual Sustainability Plans are publically accessible. Each year after the plans are approved, the agencies post them on their websites. On October 31st, 2011 the agencies released their second annual Sustainability Plans.

Click on the links below to view individual agency OMB Sustainability/Energy Scorecards for 2011:

Department of Agriculture Department of the Interior
Department of Commerce Department of Justice
Department of Defense Department of Labor
Department of Homeland Security National Aeronautics and Space Administration
Department of Education National Archives and Records Administration
Department of Energy Office of Personnel Management
Environmental Protection Agency Smithsonian Institution
General Services Administration Social Security Administration
Department of Health and Human Services Department of State
Department of Housing and Urban Development Department of Transportation
Department of the Treasury U.S. Army Corps of Engineers
Tennessee Valley Authority Department of Veterans Affairs
United States Postal Service (Not Available at this Time)

via – Premier  cost estimating and project management software for efficient facility renovation, repair, sustainability, and minor new construction project – JOC – Job Order Contracting – SABER, IDIQ, SATOC, MATOC, MACC, POCA, BOA ….

Now if all the Departments and Agencies would realize that life-cycle facility management is the path to sustainability…

The Benefits of BIM, Life-cycle Management, Sustainability and High Performance Buildings

In many ways BIM, Life-cycle facility management, sustainability, and high performance buildings are interchangeable terms… some of us just don’t know it yet.

BIM is the life-cycle management of facilities (vertical and horizontal built environment), support by digital technology.  Thus BIM is part process and part software.  Life-cycle management includes all physical and functional conditions of a structure (physical condition of major systems, sub-systems, components, functional conditions-suitability for current mission, life/safety/security, access/ADA, utilization, ….) and all associated strategic, capital, and tactical planning.  High performance building management and sustainability also includes these factors, with a focus upon environmental impacts-Sustainable Sites, Water Efficiency, Energy and Atmosphere, Materials and Resources, and Indoor Environmental Quality.

The benefits of BIM, Life-cycle management, sustainability, and high performance building strategies go well beyond financial considerations, though productivity and improved performance is sorely lacking within the AEC communities.

The following are just a few of the benefits of Sustainability and High Performance Buildings:

– Improved building occupant productivity ( studies indicate that approximatley $260B Billion lost annually due to poor indoor air quality-Lawrence Berkeley National Laboratory).  Productivity gains have also been linked to factors such as day lighting (7-8%), temperature, ventilation,

–  Goodwill, enhanced image.

–  Reduce environmental impact / carbon footprint:  energy, water, waste, pollution (CO2 emissions, pesticides, fertilizers, …)

To put facility costs into perspective, here’s an example from the National Institute of Building Sciences (NIBS).  Annual costs in the private office building sector average $200 per square foot for salaries, $20 per square foot for building costs, and $2 per square foot for energy use – a 100:10:1 ratio.   It is therefore relatively easy to calculate direct cost savings relative to productivity and energy improvements.

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Fram,ework for High Performanc Building Managment, BIM, and Sustainability




Source: Quantifying the Hidden Benefits of High-Performance Building, TAMU Mays Business School Cooperative Study, December 2011

Bryson York, Emily. (2010, August 28). Goodwill, better business grow from going green.
U.S. Green building Counsel. (2010). LEED for New Construction.
Kats, Greg. (2003). The Costs and Financial Benefits of Green Building.
Kats, Gregory.(2006). Greening America’s Schools Costs and Benefits.
Beko, Gabriel, Geo Clausen, & Charles J. Weschler. (2008, October). Is the use of particle air filtration justified? Costs
and benefits of filtration with regard to health effects, building cleaning and occupant productivity. Building and
Environment, 43(10), 1647-1657.
Hepner, Christina M. & Richard A. Boser. (2006, December). Architects’ Perceptions of LEED Indoor
Environmental Quality Checklist Items on Employee Productivity. International Journal of Construction Education and
Research, 2(3), 193-208.
NSF/IUCRC Center for Building performance and Diagnostics at Carnegie Mellon University. Mixed Mode Conditioning Systems.
NSF/IUCRC Center for Building performance and Diagnostics at Carnegie Mellon University. High Performance Lighting.
U.S. Green building Counsel. (2009). LEED® for Retail.
Gardner, Ken. (2010). Overcoming Barriers to Green Building.
Miller, Norm & Dave Pogue. (2009). Do Green Buildings Make Dollars and Sense?
WBDG Sustainable Committee. (2010). Sustainable.
Romm, Joesph & William Browning. (1997). Green Building and the Bottom Line.
Issa, M.H., J.H. Rankin, & A.J. Christian. (2010, January). Canadian practitioners’ perception of
research work investigating the cost premiums, long-term costs and health and productivity benefits
of green buildings. Building and Environment, 45(2010), 1698-1711.                                                                                                                                                                                                                                                                      Hepner, Christina M. & Richard A. Boser. (2006, December). Architects’ Perceptions of LEED Indoor Environmental Quality Checklist Items on Employee Productivity. International Journal of Construction Education and Research, 2(3), 193-208.
Hepner, Christina M. & Richard A. Boser. (2006, December). Architects’ Perceptions of LEED Indoor
Environmental Quality Checklist Items on Employee Productivity. International Journal of Construction Education and
Research, 2(3), 193-208.
NSF/IUCRC Center for Building performance and Diagnostics at Carnegie Mellon University. Daylighting.
Hoffman, Andrew & Rebecca Henn. (2008). Overcoming the Social and Psychological Barriers to Green Building.
Kats, Greg. (2003). The Costs and Financial Benefits of Green Building.
Romm, Joesph & William Browning. (1997). Green Building and the Bottom Line.
Fisk, William J. (2000). Health and Productivity Gains from Better Indoor Environments and Their
Relationship with Building Energy Efficiency.
NSF/IUCRC Center for Building performance and Diagnostics at Carnegie Mellon University. Daylighting.
NSF/IUCRC Center for Building performance and Diagnostics at Carnegie Mellon University. High Performance Lighting.
Gregerson, John. (2010). The Thermal Comfort Zone.
Gregerson, John. (2010). The Thermal Comfort Zone.
Fisk, William J. (2000). Health and Productivity Gains from Better Indoor Environments and Their Relationship with Building
Energy Efficiency.
NSF/IUCRC Center for Building performance and Diagnostics at Carnegie Mellon University. Mixed Mode Conditioning Systems.
International Society of Sustainability Professionals
Fisk, William J. (2002). How IEQ Affects Health, Productivity.
Fisk, William J. (2002). How IEQ Affects Health, Productivity.
Kats, Greg. (2003). The Costs and Financial Benefits of Green Building.
Kats, Greg. (2003). The Costs and Financial Benefits of Green Building.
Kats, Greg. (2003). The Costs and Financial Benefits of Green Building.
Lipow, Gar W. Cooling It: No Hair Shirt Solutions to Global Warming.
Cascio, Wayne and John Boudreau. (2008). Investing in People. (p. 195-215). Pearson Education, Inc.

DOE Standard 90.1–2010 Said to Provide 18% Energy Savings for Commerical Buildings vs. 2007 Standard

DOE has determined that the quantitative analysis of the energy consumption of buildings built to Standard 90.1–2010,as compared with buildings built to Standard 90.1–2007, indicates national source energy savings of approximately 18.2 percent of commercial building energy consumption. Additionally, DOE has determined site energy savings are estimated to be approximately 18.5 percent.

States are required to certify that they have reviewed the provisions of their commercial building code regarding energy efficiency, and as necessary, updated their code to meet or exceed Standard 90.1–2010.

Certification statements by the States must be provided by October 18, 2013.


DOE Energy Standard

DOE lists the States that have filed certifications and those that have or have not adopted new codes on the DOE Energy Efficiency and Renewable
Energy Web site at Once a
State has adopted a new commercial code, DOE typically provides software,
training, and support for the new code as long as the new code is based on the national model codes (in this case, ASHRAE Standard 90.1).
Some States develop their own codes that are only loosely related to the
national model codes and DOE does not typically provide technical support for those codes. However, DOE does provide grants to these States through
grant programs administered by the National Energy Technology Laboratory (NETL). DOE does not prescribe how each State adopts and enforces its energy codes.

(1) Large amounts of fuel and energy are consumed unnecessarily each year
in heating, cooling, ventilating, and providing domestic hot water for newly
constructed residential and commercial buildings because such buildings lack adequate energy conservation features;
(2) Federal voluntary performance standards for newly constructed buildings can prevent such waste of energy, which the Nation can no longer
afford in view of its current and anticipated energy shortage;
(3) the failure to provide adequate energy conservation measures in newly
constructed buildings increases longterm operating costs that may affect
adversely the repayment of, and security for, loans made, insured, or guaranteed by Federal agencies or made by federally insured or regulated
instrumentalities; and

(4) State and local building codes or similar controls can provide an existing
means by which to assure, in coordination with other building
requirements and with a minimum of Federal interference in State and local
transactions, that newly constructed buildings contain adequate energy
conservation features. (42 U.S.C. 6831)


via – Premier software for efficient project delivery – JOC, SABER, IPD, SATOC, MATOC, IDIQ, MACC, POCA, BOA – Cost Estimating and Project Management.

Michael Erbesfeld, U.S. Department of
Energy, Office of Energy Efficiency and
Renewable Energy, Forrestal Building,
Mail Station EE–2J, 1000 Independence
Avenue, SW., Washington, DC 20585–
0121, (202) 287–1874, e-mail:

ISO Energy Management “Standard” – ISO 50001 – Major Gains? – Framework for Facility Energy Management ?

Energy management – Early ISO 50001 adopters report major gains – Source: Lambert, G., ISO, 2011

Evidence that publication of ISO 50001 was eagerly awaited is borne out by the number of organizations worldwide claiming to be the first in their country or sector to have adopted the new ISO International Standard on energy management. And what’s more, several are already reporting significant benefits and energy cost savings from their early ISO 50001 implementation.

It has been estimated that ISO 50001:2011, Energy management systems — requirements with guidance for use, could have a positive impact on some 60 % of the world’s energy use by providing public and private sector organizations with management strategies to increase energy efficiency, reduce costs and improve energy performance.

Early adopters, early gains

This ISO Focus+ online bonus articles summarizes reports from five early adopters to find out what all the excitement is about. The organizations are power and thermal management solutions enterprise Delta Electronics in China, global energy management specialist Schneider Electric of France, the Dahanu Thermal Power Station in India, LCD TV maker AU Optronics Corp of Taiwan, Province of China, and the Austrian municipality of Bad Eisenkappel.

They report numerous early gains from implementing ISO 50001, including significant reductions in power consumption, carbon emissions and energy costs, and benefits to manufacturing plants, communities and the environment.

Delta Electronics – China

Delta Electronics, a leading provider of power and thermal management solutions, has confirmed that its Dongguan factory in China has achieved ISO 50001 certification. The energy management standard is fundamental to the company’s five-year energy saving goal of reducing power consumption by 50 % in 2014, compared with 2009.

Delta Electronics’ ISO 50001-certified Dongguan factory in China produces electronic power components and adaptors.

With headquarters in Taiwan, the Delta Group also operates manufacturing plants in Brazil, China, Europe, India, Japan and Mexico. In addition to power and thermal management components, the company produces visual displays, industrial automation, networking products, and renewable energy solutions.

Daryl Liao, Executive Vice-President of Delta Group’s China region and Rock Huang, General Manager of the company’s ISO 50001-certified Dongguan factory.

Daryl Liao, Executive Vice-President of Delta Group’s China region. Comments: “The Delta Dongguan factory is delighted about passing the evaluation for the ISO 50001 energy management system. This recognizes Delta’s long-term dedication to eco-friendliness and energy saving. In the future, Delta Electronics will promote Dongguan’s successful factory experience to factories around the world as part of our corporate social responsibility.”

“Confident of 50 % reduction”

“With the implementation of the ISO 50001 energy management system in the Dongguan region, and production capacity at an even level from January to May of this year, we have already reduced power consumption by 10.51 million KWH as compared to the same period in 2010. This is equivalent to a reduction of 10.2 thousand tons of carbon emissions and a saving of CNY 8 million.

“Power consumption was also reduced by 37 % as compared to the 74.3 thousand KWH/million USD production value in 2009. We are confident that our goal of 50 % reduction in 2014 is just around the corner.” Rock Huang, General Manager of Delta’s Dongguan factory, added.

Schneider Electric – France

Global energy management specialist Schneider Electric has been awarded ISO 50001 certification for its Paris, France, head office, as part of the company’s commitment to continuously improving the energy management of its buildings, reducing their environmental footprint and enhancing user comfort.

At Schneider Electric’s ISO 50001-certified Paris head office, electric vehicles for business use by employees are charged via a photovoltaic roof above the charging station.

Known as the Hive (Hall of Innovation and Energy Showcase), the 35 000 m2 building accommodates more than 1 800 employees in Rueil-Malmaison, in the suburbs of Paris.

The company was initially certified to the EN 16001 energy management system standard and commenced adaptation and implementation of its system to ISO 50001 in November 2010, achieving certification in May 2011.

Gilles Simon, Environment Manager, Schneider Electric France.

Framework to “do the best”

ISO Focus+ asked Gilles Simon, Environment Manager for Schneider Electric France, to comment on how ISO 50001 implementation helps his company.

“The ISO 50001 standard provides a framework and a toolbox to ‘do the best’ with energy in a continual improvement cycle. Many of our facilities around the world are already involved in energy efficiency action plans. The standard helps a building, such as the Hive, to manage the widest field of energy efficiency in a more accurate way.

“That framework, already established by EN 16001 certification, leads us to define our energy management mission more precisely. It also helps us to involve our purchase teams in applying energy efficiency as a criteria in the selection of suppliers, forces us to clarify the benefit of each independent energy action in the building, and puts us into a continual improvement loop, checked every year by a third party.

The Hive, Schneider Electric’s energy efficient ISO 50001-certified head office near Paris, provides electric vehicles for business use by employees, charged via a photovoltaic roof above the charging station.

Easily adapted and integrated

ISO Focus+ asked Mr. Simon about the benefits of ISO 50001 to Schneider internationally, and as a leader in energy efficiency.

“It is an International Standard, so it can be implemented in all our facilities and our customers’ facilities around the world,” replied Mr. Simon. “Since it is very close to EN 16001, the energy management systems at our Paris and Grenoble locations were easily adaptable to ISO 50001. It can also be easily integrated with other ISO standards such as ISO 14001. About 90 % of our facilities worldwide are ISO 14001-certified.

“It also enforces our leader position in energy management. The certification, and its maintenance in years to come, demonstrates our involvement and our walk-the-talk policy. The standard will be promoted to our customers, as it is fully in line with our energy solutions including diagnosis, instrumentation and monitoring,” he added.

Dahanu Power Station – India

Dahanu Thermal Power Station in Maharashtra, India, operated by Reliance Infrastructure Limited, the country’s largest private sector power utility enterprise, was successfully certified in conformity with ISO 50001 in January 2011. The 2x 250 MW coal fired power station, located some 120 kms from Mumbai, has been in operation since 1996 and is described as Reliance’s landmark facility in terms of energy conservation. It is also certified to ISO 9001 and ISO 14001.

ISO 50001-certified Dahanu Thermal Power Station in Maharashtra, India, has a 275 meter stack, the highest in the country, to ensure better dispersion of particulate matter.

Remarkable achievements

Among early benefits from implementing the new energy management system standard, Rajendra Nandi, Head of Dahanu Thermal Power Station, cites what he calls a number of “remarkable achievements” including a complete review of the consumption of all major equipment, auxiliaries and buildings, improvement in the monitoring of total energy consumption, the establishment of energy use and consumption limits for the most significant energy uses, and the implementation of deviation control by operations and maintenance personnel.

In addition to these operational improvements, the plant has conducted a series of targeted investments since March 2010 which, aided by the organization’s new ISO 50001-based energy management system, are expected to yield annual savings of about INR 96.4 million from raised energy efficiency and management.

AU Optronics – Taiwan, Province of China

AU Optronics Corporation (AUO), described the second largest LCD TV panel maker in Taiwan, announced that its 8.5G TFT-LCD fabrication plant in the Central Taiwan Science Park has been successfully certified in conformity with ISO 50001. The company’s TV module plant in Suzhou, China, has also implemented the new energy management standard.

AUO’s ISO 50001-certified LCD TV panel fabrication plant in the Central Taiwan Science Park.

Shr-Kai Lin, AUO’s Vice-President of Global Manufacturing, comments:

Shr-Kai Lin, Vice-President of Global Manufacturing, AU Optronics Corporation, Taiwan.

“It is our great honour that AUO’s G8.5 fab plant in the Central Taiwan Science Park has obtained ISO 50001 certification. Energy management system certification has been gaining considerable attention from countries around the world. ISO 50001 will become the next global highlight following ISO 9001 and ISO 14001. Receiving the verification will become a prerequisite for a company’s international competitiveness.”

Saving energy, reducing emissions

ISO 50001 implementation is expected to help AUO achieve 10 % energy conservation at the plant this year, save an estimated 55 million kWh of electricity and reduce carbon emissions by 35 000 tons. The company now plans to adopt an ISO 50001-based energy management system at all its manufacturing plants.

Municipality of Bad Eisenkappel – Austria

ISO 50001-certified Bad Eisenkappel, Austria’s most southerly municipality.

Climate change, growing energy consumption in municipality buildings and plants, increasing energy prices, over-dependence on fossil fuels and unused regional energy sources were the drivers that compelled Bad Eisenkappel, Austria’s most southerly municipality, to implement ISO 50001.

Franz Josef Smrtnik, Mayor of the municipality of Bad Eisenkappel, Austria.

According to Franz Josef Smrtnik, Mayor of the 2 400 inhabitant community, adopting an energy management system was important because “continuous energy savings make budgets available for other important issues, and local energy resources create added value in the region.”

A structured approach

Ferdinand Bevc, Energy Manager of Bad Eisenkappel.

Ferdinand Bevc, Energy Manager of Bad Eisenkappel, explained: “We wanted to have a structured approach with long term effects, and did not want to focus on small individual projects only.” He became convinced of the value of ISO 50001 to a municipality following a presentation of the framework and advantages of the International Standard by Rainer Stifter, an international energy expert.

The implementation and certification process was also supported by the desire of the local council and all six political parties to eliminate fossil fuels, and achieve sustainable development.

Cost and energy savings

Although the ISO 50001 certification project only started in November 2010, early results “clearly show that the head official took the right decision to launch this initiative”.

During the first year, consumption of electrical energy is expected to decrease by nearly 25 % with the main savings achieved by updating the waste water plant and reducing energy consumption by 86 000 kWh, equivalent to EUR 16 000. Street lights will be converted to LED bulbs in combination with movement sensors and PV-modules, all of which are estimated to save a further 45 000 kWh. In addition, LED-bulbs have been installed in public buildings and local schools, aerators fitted to taps, and improvements made to municipal ventilation systems and the warm water supply.

Potential savings have also been identified during thermal imaging of buildings, and from the planned installation of thermal solar collectors.

From industry to municipality

“In Bad Eisenkappel it was possible to transfer the successful concept, already used by industry, to a rural municipality. Bad Eisenkappel is a real showcase,” said Rainer Stifter, although he emphasises that the achievement was only possible with the active support of all council employees, schoolmasters, and an energy-aware community.

Mayor Smrtnik concluded: “This project clearly shows the results that can be achieved by motivated employees. But much more important is the joie de vivre because of commonly achieved actions and a clean energy supply. A plant for pellet production as well as small hydro power plants will help to supply all buildings with renewable energy in the future. In addition, the first car charging station was opened recently.”

Latest ISO 50001 adopters

ISO 50001 adoption is gathering pace around the world. Among the most recent organizations to implement and certify to the new energy management standard are:

  • Dainippon Screen MFG. Co., Ltd. Rakusai Laboratory, Japan.
  • Porsche main plant and central spare parts warehouse, Stuttgart, Germany.
  • Samsung Electronics (Gumi), South Korea.
  • Sunhope Photoelectricity Co., Taiwan, Province of China.

Also, the Meeting, Incentive, Convention and Exhibition (MICE) Bureau, set up to promote Thailand as a green meeting hub in Asia, will encourage Thai MICE operators to seek ISO 50001 certification, by subsidizing 70 % of the THB 400 000 consultancy fee.

Impact Arena is the first MICE venue in Asia to achieve ISO 50001 certification, while two venues — The Bangkok International Trade and Exhibition Centre and The Queen Sirikit National Convention Centre — are in the process of obtaining certification.

The bureau will also encourage hotels, professional convention organizers and destination management companies to apply for ISO 50001 certification to strengthen their international competitiveness, and attract business from Europe and the United States.

*Garry Lambert is a freelance British journalist based in Switzerland



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Enterprise Energy and Carbon Accounting Software – EECA

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We now have another software acronym to learn – EECA software.  In theory it targets energy and carbon reporting and will interface with construction delivery method software (cost estimating and integrated project/program management for JOC, IPD, etc.), IWMS -integrated workplace management systems, CPMS – capital planning and managment software, CMMS – computerized maintenance management software, CAFM- computer-aided facility management software… not to mention BIM, GIS, and BAS…and, heaven help us ERP (enterprise resource planning) software.  

EECA is intend to: 1. Enhance Sustainability Strategy, 2. Provide a Platform for Continuous Improvement, 3. Enable Overall Management Effectiveness, and 4. Enhance Competitiveness, Brand Image, and Transparency.

While EECA may be usefull for a corporate dashboard, providing a view of abatement progress and tracking GHG reduction projects progress and financing, it can not be implemented with required integration of the associated facility knowledge domains listed above.

Examples of EECA include SAP Carbon Impact on Demand, C3, and Hara.



use of spreadsheets for carbon and energy management. Key



drivers for adoption are identified and discussed.

Sustainability and High Performance Buildings – Documented Results

Most organizations are making little progress toward acheiving sustainability, environmental and energy reduction goals.  Those that succeed however, specifically focus upon improving facility energy efficiency (91%), improving equipment servicing and maintenance (71%), and improve space utilization/ space optimization (75%).

Energy efficiency improvements within facilities can deliver 50 percent savings!

Tackling energy efficiency within facilities provides an opportunity for high–returns and fast payback. One study by the National Renewable Energy Lab (NREL) and U.S. Department of Energy (DOE) examined an array of facility operations and capital improvements aimed at a 50 percent reduction in energy over ASHRAE 90.1–2004 design standard in a retail setting and concluded that results organizations can achieve reductions of more than 40% in less than 5 years, across all U.S. climate zones². See figure 1 and 2.

Sample Facility Improvements from DOE study

Figure 1: Sample Facility Improvements from DOE study

Energy Savings Pareto Curve by U.S. Climate Zone

Figure 2: Energy Savings Pareto Curve by U.S. Climate Zone

Proper maintenance of building systems provides energy savings at a high ROI. 

Robust acility maintenance processes, including scheduled and  preventive maintenance yield reductions in facility operating costs, and defer  large capital purchases. Moving from reactive maintenance yields savings of approximately 20%. 

Space Management: A critical component of successful sustainability programs

Space reduction provides the greatest opportunity for organizations to reduce their carbon footprint. Strategic facility capital planning and management is a core process providing the highest overall ROI.

NREL, “Technical Support Document: Development of the Advanced Energy Design Guide for Medium Box Retail—50% Energy Savings”, 2008

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High Performance Buildings – Energy Management Systems

Building Efficiency:
Building-wide, Proactive Energy Management Systems for High-Performance Buildings

machine learning

Achieving and sustaining energy savings depends on advances in energy management (EM)–for example, the ability to exploit occupancy, energy prices, and weather trends when optimizing building system performance. Reducing the computational complexity of building-wide EM systems will make them more desirable.

Working with BuildingIQ, an Australian building automation start-up firm, Argonne is developing a proactive EM system to address these challenges. While building operations are inherently dynamic, with changes occurring quickly in external conditions, building systems respond slowly to these changes and provide an opportunity to optimize energy use, occupant comfort, and system responsiveness. To capture that opportunity, Argonne’s system will use adaptive building-wide predictive models that account for zone topology, energy and mass balances, HVAC systems, real-time occupancy, energy prices, and weather forecast information.

EM systems rely on iterative solutions of complex optimization problems, which need to be solved quickly and reliably to ensure appropriate real-time performance. Fast optimization algorithms also enable implementation with inexpensive, commodity hardware, thereby enabling widespread deployment. The research team is leveraging Argonne’s expertise in numerical optimization to deploy state-of-the-art and open-source optimization functionality and developing model reformulations and warm-starting strategies. These capabilities will enable set-point updates in a few minutes for large and highly detailed building models and long forecast horizons, enhancing system responsiveness and robustness.

The algorithms are being implemented in BuildingIQ’s system, which uses building models constructed automatically from sensor data and machine learning techniques. This approach avoids the need for expensive model development tasks and simulation engines that limit deployment.

A proactive EM system is currently in use in the Theory and Computational Science Building on the Argonne campus. A new generation of occupancy sensors, developed by global technology innovator Johnson Controls, will be field-tested as part of this demonstration project. Argonne and BuildingIQ will add new data mining capabilities to allow for association of occupancy patterns with building zones or other items of interest, while maintaining confidentiality of occupant identities.

This project is being funded by U.S. Department of Energy’s Building Technologies Program.


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GHG Footprint Calculator for FEDERAL AGENCIES – Greenhouse Gas Calculator for Facilities

via, leading provider of cost estimating and project management solutions for JOC / SABER / IDIQ / IPD / SATOC / MATOC / MACC / POC / BOA and exclusive 400,000 line item RSMeans cost database.

GSA’s GHG Calculat0r assist  in compiling  GHG emissions inventory using a bottom-up calculation on facility level data with the capability of rolling up to annual agency aggregate level data. This allows an Owner  to create detailed baseline GHG data to enable the development of reduction targets in the future.

For federal owners and the  permission from a federal agency’s Senior Sustainability Officer (SSO), GSA will pre-populate the tool with agency-specific data available from GSA business programs. This data includes building energy usage data from GSA’s Public Building Service, fuel usage data from GSA’s Fleet Program and air business travel data for those agencies using the GSA Travel Management Information Service.

The tool provides at-a-glance visualization of key metrics using 3D charts and sliders where agencies can analyze and forecast emissions by adjusting for specific scenarios, such as video teleconferencing participation, mass transit participation, off-peak travel, telecommuting participation, energy star monitor replacement, alternate work schedule and server virtualization.

Carbon Profile Map

The map displays an agency’s locations depicting net carbon emissions across sites using a geographic information system (GIS).

Return on Investment (ROI) Calculator

The tool provides calculations for ROI, annual savings, carbon reduction, and years to payback for green investments.


If you are interested in registering your agency to use the GSA Carbon Footprint Tool, please send an email to with documentation of approval from your Senior Sustainability Officer (SSO). If you are a contractor supporting an agency as part of its GHG Public Protocol activities, an academic and/or state/local government representative and would like to preview the tool, please send a request to


The Top Three Requirements for Sustainability – High Performance Buildings & Green

1. Facility Life-cycle Management – Visibility into accurate building information from concept to design, bidding, procurement, construction, repair, renovation, maintenance, and demolition is a basic requirement for both new and existing buildings in order to impact sustainability on any type of broad scale.  Associated physical and functional conditions, costs, and what-if analysis tools are just an examples of the information needed.

2. Efficient Project Delivery Methods. The best high performance building concepts, for new or existing buildings, are of no value if they can not be implemented in a timely, cost-effective, and quality manner.   The AEC sector is notorious for waste, poor planning, and lack of efficient business processes.   “Newer” construction delivery methods such as IPD – Integrated Project Delivery and JOC – Job Order Contracting must be employed on a widespread basis.

3. Performance-Based Building Codes and Legislation. Existing buildings are responsible for the lion’s share of carbon output and energy consumption.  Current green initiatives in the private and public sector have been mostly “window dressing”, and strong legislation is required, inclusive of ongoing monitoring and associated incentives and penalties.