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 BUILDINGS
07.15

SMARTER FACILITY MANAGEMENT | 07 . 15

nBUILDINGS
HEAT LOSS n DATA CENTER EFFICIENCY n SINGLE PLY ROOFING n SUPPLY CHAIN SUSTAINABILITY

HOW MUCH
AUTOMATION ?

+
SIZING YOUR BAS RETROFIT

CHANGE THE COST

CENTER PERCEPTION
HOW TO REDUCE
FOOD WASTE
A
PUBLICATION

WWW.BUILDINGS.COM
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the soap, faucet and hand dryer together.
Common sense had a lot to do with it.

Clean + Rinse + Dry = A Sink That Makes Sense

This was a no brainer. By placing a more efficient, completely touchless soap dispenser,
sink and hand dryer side by side, we’ve given users more personal space, while keeping
water off the floor. It’s simply a better way to wash hands.

By Bradley
rethink the way you wash

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 A FAN THAT COOLS OFF AND PAYS OFF.
OUR GEARLESS FAN TECHNOLOGY MAKES COOLING YOUR SPACE WITHOUT A/C NOT
ONLY POSSIBLE, BUT PROFITABLE. OUR FANS REDUCE EFFECTIVE TEMPERATURE UP
TO 8˚, LOWERING ENERGY COSTS UP TO 30%. ANOTHER COOL INNOVATION FROM THE
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 BUILDINGS 07.15
SMARTER FACILITY MANAGEMENT

22 
RETROFIT GUIDE FOR BUILDING AUTOMATION
Building automation systems can do more than energy
management – the right package can help you find hot
spots, intercept malfunctioning equipment, and prioritize
maintenance where it’s needed most. But how can you
narrow down which system is right for your building
when the market is so crowded? Use this walkthrough to
cut through the hype and find your best match.

26 PUT THE “M” BACK IN FM

Facilities departments are traditionally viewed as an
expense that can be slashed, and traditional management
techniques exacerbate this perception problem. Instead
of trying to drive more profit under your current business
model, change the narrative instead with these tips.

32 5 TACTICS TO REDUCE FOOD WASTE

How much food ends up in the trash at your facility?
Waste diversion and more effective use of food could
make a major impact on your local landfill – and your
22 tipping fees. Green your dining operations by capturing
and repurposing food scraps.

ENERGYMANAGER
9 How New York high-rises can fight heat loss.
10 Q&A on data center efficiency.
11 Three more cities launch mandatory benchmarking.
12 Tenant Star encourages energy-efficient leased spaces.
STUART MONK / SHUTTERSTOCK.COM

GREENERFACILITIES
17 A guide to NSF/ANSI 347 for single ply roofs.
9 19 18 Learn how to conserve water with urinals.
19 FM Green Update.
ONLINESOURCE
At buildings.com you will find solutions for all FMRESOURCE
your facility and systems needs, including:
6 EDITOR’S LETTER
The Wild West of renewables.
LIGHTING Induction vs. LED
SECURITY Best practices for parking 38 PRODUCTS & SERVICES
This month’s section starts with a focus on HVAC and
ENERGY Elevator efficiency upgrades software solutions.
GREEN Guide to building certifications
50 FM COST TRENDS
An update on construction materials prices.

COVER: Retrofit Guide for Building Automation. Page 22.

Cover Design by Elisa Geneser, Art Director. www.buildings.com BUILDINGS 5
 FROM THE EDITOR

The Wild West of Renewables

A Publication of Stamats Buildings Media

VP, Group Publisher Tony Dellamaria

Chief Content Director Chris Olson
Senior Editor Janelle Penny
Senior Editor Jennie Morton
“
D isruptive innovation” has become an overused buzzword in recent years – like when a
Kellogg executive called a new Pop-Tart flavor a disruptive innovation – but the word
E-Content Editor
Art Director
Graphic Designer
Pete Campie
Elisa Geneser
Evan Brownfield
certainly applies to renewable energy and on-site generation. Their impact on the electrical
utilities and consumers has created a Wild West of regulations.
For subscriptions, visit:
Utilities make a profit by selling electricity. It’s a simple concept we all understand – the http://subscribe.buildings.com/
more utilities sell, the more they make. The problem is the possible disincentive that situ-
ation creates for conservation. On the other hand, new technology allows consumers and Buildings is a registered trademark owned by
building owners to generate their own power and, in many states, utilities are required Stamats Communications

to purchase any excess from the consumer as determined by net metering. This creates
a vicious cycle in which distributed generation and efficiency measures decrease utility Editorial Advisory Board

revenues, which requires rate increases to maintain the grid and profitability, which further Christopher K. Ahoy President/CEO,
incentivizes users to develop their own generation, leading to more lost revenues. Performance Management Consulting
Steven R. Colvin Senior Vice President of
In some states, new “decoupling” regulations are designed to provide other incentives (reli-
Property Management, Boston Properties LP
ability, service, performance) to utilities so they can saddle up and ride efficiency hard without Michael Delev General Property Manager, Hines
fear of losing their own horse flesh. “True-up” programs in some areas allow utilities and users Steve Fugarazzo Manager, Facilities Engineering,
to use net metering to settle up periodically. The utilities’ cost to provide power in a given Raytheon

period determines the rate they can charge consumers as well as the rate they pay consumers Rod Stevens Principal Consultant,
Knowledge Consulting
for their excess power.
Eric A. Woodroof Founder,
As one can easily imagine, agreement on how to tally up on such horse trading is no easy ProfitableGreenSolutions.com
undertaking. The various policies across states, utilities, and regulators are as numerous as
were roaming buffalo back in the day. And they can change rapidly.
Take Wisconsin, for example, where the Public Service Commission decided this year that
the true-up period should switch from a monthly to an annual basis. This change to the for-
mula, some say, reduces the incentive for users to invest in on-site solar because they will be
compensated significantly less for their excess during the fall and spring months. Meanwhile,
users in net metered markets who don’t or can’t afford solar installations complain that they
2012, 2011, 2014, 2013, 2012,
pay higher rates because of those who can get off the grid. 2010, 2009
Jesse H. Neal Award
2011, 2010, 2009
Western Publishing
Finalist Association
I’m sure that, in time, a new model will emerge for the power industry. In the meantime, it 2006 Maggie Awards
Jesse H. Neal Award Best Publication and
behooves building owners considering on-site renewable energy to know which way the wind Winner Best How-to Article

is blowing on these matters in their neck of the country.

If you think you’re riding ahead of the renewable herd, take a look back every now and then
to make sure it’s still there.

BUILDINGS SUBSCRIPTION INFORMATION RATES:

United States and its possessions: $70 for 1 year;
Canada, $85 (U.S. funds) for 1 year; all other foreign
countries, $125 surface mail for 1 year; $150 air mail
Chris Olson for one year. Extra and back copies (when available):
Chief Content Director $8.00 each, shipping and handling included. Tear
sheets: $1.75 each. All orders must be PREPAID to:
BUILDINGS magazine, 615 Fifth St. SE, PO Box 1888,
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nBUILDINGS IS A PROUD MEMBER OF:
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(319) 364-6167. Periodicals Postage Paid at Cedar Rapids, IA, and at additional mailing office. POSTMASTER: Send address changes to: Buildings, PO Box 1888, Cedar Rapids, IA, is a LEED Certified Silver
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6 BUILDINGS 07.15
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 TM

➙ Maximize Efficiency in Commercial Buildings

How NYC High-Rises Can Battle Heat Loss

N
ew York City apartment

STUART MONK / SHUTTERSTOCK.COM

buildings could save $110
million in just 10 years
with some simple retrofits
aimed at preventing heat
loss through elevator shaft
vents, according to a recent study by the
Urban Green Council.
Owners of apartment buildings spend
an average of $3,400 per year to heat air
that rises to the roof and escapes from
open shaft vents, which were originally
intended to promote fire safety by draw-
ing smoke out of the building through the
roof. Buildings at least 10 stories tall are
most vulnerable to energy waste due to
this phenomenon, with taller buildings
spending more than $20,000 annually to
compensate for the heat loss. THE AMOUNT OF HEATED AIR wasted annually by New York City’s elevator shaft vents could fill
“Elevator vents alone will leak about 29,000 Empire State Buildings, according to a study by the Urban Green Council.
a living room’s worth of warm air every
minute,” notes the study. “All the air that Two main options exist for retro- but paybacks of one to five years are still
escapes through open vents is replaced fits, the Urban Green Council explains. likely.
with cold air from outside, which then Smaller, simpler buildings can cover The organization also recommends
needs to be warmed by the building’s two-thirds of the vents with annealed conducting an energy audit at the same
heating system. That means that 4 to 16% glass and leave the rest open, which will time to find additional leakage around
of heating fuel is being used to heat the cost roughly $500 to $2,000 and can be windows, doors, and equipment.
outdoors, most of which can be saved by installed in-house. Paybacks of less than “Other added benefits include more
fixing these holes.” a year are likely. uniform indoor temperatures and
Until recently, city code only allowed Larger, more complex buildings can increased building resiliency during
owners to partially cover the vents, even instead opt for motorized louvers that extreme weather,” the council adds. “The
though changes in building construction will cover the entire vent area, but open audit can find many other areas where
and firefighting strategy no longer re- whenever the alarm system or a smoke fuel and electricity use can be lowered
quire the vents to stay open year-round. detector goes off. Electricity for the cost-effectively.”
However, a 2014 change allows afford- louvers and access to the fire system are The full study includes worksheets on
able new solutions costing as little as required, so building owners must bring estimating your building’s potential en-
$500 per building. in an engineer to ensure code compli- ergy savings. To see how much you could
The solution, quite simply, is to plug ance. This solution will cost $5,000 to conserve, read Spending through the Roof
the holes. $15,000, the Urban Green Council says, at urbangreencouncil.org.

www.buildings.com BUILDINGS 9
 The
EM
Energy Manager
ENERGYMANAGERQ&A
Don’t Overlook Operational Efficiencies in Your Data Center
BUILDINGS editor Chris Olson talked
with Vice President Bill Younger of
Energy Performance Services and Michael
Stachowiak, Senior Energy Engineer
V, both with CLEAResults, an energy
efficiency consulting firm.
A data center’s first priority is its
high-tech server hardware, yet to
be efficient, operators also need to
focus on facility maintenance. What
is often overlooked?
Stachowiak: A general concern is that
IT and facilities people may be divided
into camps that do not communicate
regularly unless there are problems.
Because each focuses on its part of the
business, they may not be in touch with
each other on shared goals and possible
solutions. Sometimes they even mistrust
each other.
How do you remedy that situation?
Stachowiak: Upper management
has a role to play here. Executives
should recognize the cost savings and
performance benefits that are possible
from the two working together and
create a culture where it is expected. The
result can be fewer equipment failures,
increased uptime and capacity, and lower
IT and facility costs.
Younger: Once you solve a problem
that has a benefit to both sides, you often
start changing the culture, one solution
at a time. For example, IT people may
not know that the underfloor plenum is
a big duct. For example, if you help them
to clean up the plenum by removing
unnecessary cabling, and improved
airflow stops an overheating server from
setting off alarms, both sides are happy.
Even though newer data centers usually
have their cables trays overhead, you still
find unused cabling under the floor.
What are the factors involved in
good air flow management?
Stachowiak: Cable management is a
big part of air flow management because
cabling obstructs air flow. Unused or
unorganized cabling under a raised
10 BUILDINGS 07.15
ENERGY FACT: DATA CENTERS CONSUME UP TO 50 TIMES AS MUCH ELECTRICITY
PER SQUARE FOOT AS STANDARD OFFICE SPACE, ACCORDING TO ENERGY STAR.
floor can severely restrict the flow of
ventilation, which increases the demand
for fan energy and degrades cooling
performance. Also, the cabling behind
servers is a potential obstruction for air,
which moves from the cold aisle, which
is usually in front of the server racks,
across the server to the hot aisle behind
the racks.
IT personnel focus first on their
equipment and whether it is operating
correctly. They may not think about the
impact that air flow has on energy. And
they may not be responsible for the energy
bill – in fact, they may not even see it.
Younger: When servers are taken out of
a rack, it is important to put in a blanking
panel. Otherwise air from the cold aisle
can short circuit through the empty server
slot to the hot aisle without doing any
useful work.
Stachowiak: Basically you want to
avoid instances where a single hot spot is
causing an entire center to be overcooled.
For example, if a fan fails inside a server
or the airflow is obstructed by cabling
behind it, you want to address the hot spot
only rather than lower the temperature
throughout the facility, which wastes a lot
of energy. We take in an infrared imager
so we can see any hot spots.
Where else can ventilation air leak
or be obstructed?
Younger: Be aware of the floor tile
itself as well as the underfloor plenum.
Perforated tiles in cold aisles should
not be obstructed by other equipment,
chair mats or desks. Also, floor grommets
should be used to maintain air flow
patterns wherever there are penetrations
for cabling coming up through the floor.
Also, be aware of covering your unused
CRAC units. Cold underfloor air can
backflow out the top of these units if they
are not covered.
What about server consolidation
and virtualization? How do they
help to increase energy efficiency?
Younger: Consolidation refers to
running different applications on the
same server. This can
be more efficient in
terms of utilization than
a one app/one server
approach. If a lot of
individual servers are
working at part loads,
they will draw more Bill Younger
power than a smaller
number of servers
operating at higher
loads. Virtualization
optimizes memory
space and creates virtual
servers to make it easier
to segregate and manage
applications.
Michael Stachowiak
Whenever servers
are consolidated, take unused units out
of the rack. This ensures that the servers
cannot draw electricity or be powered on
accidentally. Then install blanking panels
on all empty server slots.
What do operators need to monitor
to maintain peak efficiency?
Stachowiak: Server utilization should
be monitored because a department
within an organization might discontinue
using a particular application, resulting
in an underutilized server that no one
knows about.
Younger: Monitor power loads and
HVAC temperatures throughout the
space. For example, lower supply
temperatures from CRAC units may
indicate hot spots that should be
identified. When new equipment is
added, the facilities department should
work with the IT department to ensure
that air flow is adequate. This may mean
adjusting fan speeds or moving floor tiles.
Many newer servers can tolerate higher
temperatures than older units, and it is
possible that temperature setpoints can
be raised to reduce energy costs.
Stachowiak: And don’t forget air filter
replacement. The easiest way to do this
is by installing a magnehelic gauge on the
filter. These cost as little as $20 and will
notify you if dirt is causing a pressure
differential across the filter.
ENERGY STAT: GEOTHERMAL, SOLAR, AND WIND POWER TOGETHER MAKE UP
JUST 2% OF U.S. PRIMARY ENERGY PRODUCTION AS OF 2014, ACCORDING TO
THE ENERGY INFORMATION ADMINISTRATION.

Three More U.S. Cities Add Benchmarking Requirements

Atlanta, Portland, and Kansas
➙ City, MO, are implementing
new benchmarking ordinances,
bringing the total number of U.S. cities
with such ordinances to 14.
In Portland, benchmarking is required
for commercial buildings over 20,000
square feet, which encompasses nearly
80% of the city’s commercial space and
roughly 1,000 buildings. The minimum
square footage to trigger the requirement
in Atlanta is 25,000 square feet, and in
Kansas City, 50,000 square feet.
Portland has set a goal to cut carbon ANNUAL REPORTING OF ENERGY AND WATER CONSUMPTION is now required in three more U.S. cities:
emissions by 80% by 2050. Atlanta Atlanta, Portland, and Kansas City, MO. Fourteen cities have benchmarking ordinances in place.
projects that its ordinance will drive a
20% reduction in energy consumption subsequently make the data available to low FMs to make real-world comparisons
by 2030. the public. of their building’s performance to that of
The new ordinances require FMs to In addition to promoting more sustain- others in the same area.
use ENERGY STAR’s Portfolio Manager, able operations, mandatory benchmark- Learn more about using the Portfolio
a free online tool, to report energy and ing is expected to provide local jobs and Manager tool to improve your facility’s
water consumption annually. The cities improve city economies. The reports al- efficiency at www.energystar.gov.

15_0646 Buildings_shelfwithbrute Mod: June 1, 2015 10:00 AM Print: 06/04/15

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 The
EM
Energy Manager

Tenant Star Program in Development Energy Guide for

In leased spaces, finding a fair
➙ way to fund energy efficiency
upgrades can be a challenge for
building owners and their tenants. To
unravel conflicting interests, the Energy
Efficiency Improvement Act of 2015
includes a provision to create a Tenant
Star program that will encourage energy
efficiency in leased commercial spaces.
Modeled after the ENERGY STAR
program for whole buildings, Tenant Star
will be the first government-endorsed
label in the U.S. to encourage building
owners and tenants to collaborate on
sustainable design and operations.
The guidelines will include:
n Policies and best practices to reduce
energy used by lighting, plug loads,
heating, cooling, cooking, laundry, and
other systems.
n Models and simulation methods that
predict the quantity of energy used by
tenant-occupied spaces with high-per-
formance energy efficiency measures
compared to those only designed to
code.
THE TENANT STAR PROGRAM will help owners
and leasees make energy and water conser-
vation improvements to lighting, HVAC, and
laundry.
n Measurement and verification plat-
forms demonstrating actual energy
use of high-performance efficiency
measures and whether such initiatives
generate the savings intended in the
initial design and construction of the
separate spaces.
Various federal agencies are starting to
conduct studies, gather data, and develop
guidelines to implement the program
within the next several years.
Grocery Stores
A new guide for grocery stores
➙ can help users achieve 50% en-
ergy savings over the minimum
requirements of ASHRAE 90.1-2004.
The free Advanced Energy Design
Guide for Grocery Stores focuses on retail
settings of 25,000-65,000 square feet
with medium- and low-temperature
refrigerated cases and walk-ins. These
stores present unique efficiency chal-
lenges due to preparation and preserva-
tion of prepared and fresh food, as well
as the need to create an inviting environ-
ment for shoppers. In fact, refrigeration
accounts for roughly half of a grocery
store’s total energy use, according to
ASHRAE.
The guide includes energy-saving
recommendations for every climate
zone, principles of integrated design, and
grocery-specific refrigeration recom-
mendations. Download a copy at ashrae.
org/freeaedg.

Boston Leads U.S. in City Energy Efficiency

Boston has been named America’s
➙ most energy-efficient city by the
American Council for an Energy-
Efficient Economy (ACEEE). Using its City
Energy Efficiency Scorecard, ACEEE gave
Boston the highest rating among among 51
large cities measured. The study assessed
the results of city policies and initiatives
designed to be environmentally friendly
while also promoting economic growth and
examined five key areas: local government
operations, community initiatives, building
policies, energy and water utilities, and
transportation. AMERICA’S MOST ENERGY-EFFICIENT CITY is Boston, according to the American Council for an
Coming in after Boston were New York Energy Efficient Economy’s biannual scorecard.
City, Washington, D.C., San Francisco, and
Seattle, rounding out the top five. Wash- Boston barely edging out New York City for availability of efficiency service programs
ington, Los Angeles, Chicago, Minneapolis, the top spot. Building policy scores were and providers.
and Seattle were also noted as most- based on five metrics: stringency of residen- The study’s authors point to bench-
improved since the biannual study was last tial and commercial building codes, energy marking and energy use transparency as
performed. code compliance efforts, energy saving the biggest opportunities to improve city
ACEEE’s report also includes individual targets, incentives and financing for efficient efficiency, as the policies have been adopted
rankings for city building policies, with buildings, benchmarking requirements, and by relatively few cities. B

12 BUILDINGS 07.15
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GREENERFACILITIES
Q
Have a single ply roofing project on the horizon? To select a
membrane that will deliver performance without negatively
A
impacting the environment, consider offerings that meet NSF/ANSI
347: Sustainability Assessment for Single Ply Roofing Membranes.
Launched in early 2012, the standard is gaining traction
among suppliers and helps building owners navigate responsible
product specification. It focuses on EPDM, KEE, PVC, TPO, and
PIB membranes. The certification process includes reviews of a
manufacturer’s environmental documentation and on-site audits
of facilities.
BUILDINGS Senior Editor Jennie Morton sits down with
Amber Dzikowicz, Sustainability Business Unit Manager for NSF
International, to learn more about the standard’s criteria.
What is the scope of NSF/ANSI 347?
NSF/ANSI 347 was developed with
consideration for the lifecycle stages
of single-ply roofing materials. Points
may be earned for conducting lifecycle
assessments and publishing verified
environmental product declarations
(EPDs), which are the most widely used
transparency reporting tools. Ultimately,
the choice to report a membrane’s
lifecycle impacts or not is left to the organization, but the
standard provides incentive to be as transparent as possible.
A product that is independently certified to NSF/ANSI 347
indicates to the purchasing decision maker that the roofing
material is produced by an organization that is committed
to sustainability. Companies that earn certification have
demonstrated policies, procedures, and processes in place
that make them responsible users of energy and water and
conscientious about the waste and wastewater they produce.
No other lifecycle or environmental rating system for single-ply
roofing requires the level of organizational commitment that
NSF/ANSI 347 does.
Additionally, the point-based rating system allows purchasers
to make a decision as to the level of certification and
sustainability achievement they want to pursue for their project.
End users can then use the purchase of a certified product as
evidence of their commitment to sustainability.
How is this standard different than other product certifications?
A sustainability assessment standard functions like an
umbrella. It aggregates many single-attribute issues like
recycled content and lifecycle assessment as well as social,
governance, economic, and other environmental criteria into one
comprehensive, science-based standard. It provides architects,
engineers, and other purchasing decision makers with a simple
method for understanding “is this product more sustainable?” 
The NSF/ANSI 347 standard goes far beyond an EPD, which is
an environmental statement only and makes no value judgment.
EPDs simply present the facts of the LCA (Lifecycle Assessment) in
accordance with the Product Category Rule (PCR) – the consumer
must decide if the product is good or bad for the environment.
A sustainability assessment standard like NSF/ANSI
347, however, provides a value judgment on a product’s
sustainability. With a point-based system, a product must meet
a minimum criteria to become certified as conformant. To
achieve the higher levels of silver, gold, or platinum, a product
must meet additional requirements.
Another major attribute that differentiates NSF/ANSI 347
from other standards is that it was developed utilizing an
accredited American National Standard consensus process.
This means a balanced group of stakeholders from industry,
non-governmental organizations, government, academia, and
customers work together to build a consensus-based standard.
Another benefit to this process is that NSF/ANSI standards are
living documents, which means they may be revised to reflect
new technologies or information as it becomes available.
How does NSF/ANSI 347 capture a product’s sustainable attributes ?
A product can earn points across five categories to determine
its overall rating. There are prerequisites for some of the
categories that establish minimum performance:
Product design.........................42 points
Product manufacturing.........27 points
Membrane durability..............40 points
Corporate governance...........7 points
Innovation..................................7 points continued
www.buildings.com BUILDINGS 15
 Earth friendly. Cloud based.
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 GREENERFACILITIES

continued from page 15

Q
For product design, the manufacturer protection of air resources, and GHG
must implement an assessment program reporting and reductions are other
that considers the environmental elective areas.

A
attributes and impacts across the
lifecycle of the product and packaging.
Issues addressed include designing for
longevity, reusability, and recyclability. post-installation inspection protocol and
These minimum requirements
ensure a foundation of environmental
management in the product design that
companies can continually improve upon.
Other optional product design criteria
provide points for a cradle-to-cradle
lifecycle assessment and a third-party
verified EPD.
Companies can also earn points
in this category by identifying and
minimizing chemicals of concern by
both the manufacturer and the supplier.
Other criteria address recyclability and
reclamation at the product’s end life.
In the manufacturing section, points
are assigned for implementing an
environmental management system
and creating energy and water use
inventories. Additional points are
received for demonstrated reductions
in energy and water use. Wastewater
reductions, waste minimization,
Membrane performance is a key
consideration. The standard addresses
durability and service life, including a
an installer training process. Another
Sends system diagnostics
set of optional criteria can be met if the wirelessly right to your computer
company has a documented program via our new interface*
in place to determine if installed roofing
membranes are performing as intended
Uses electronic sensors for
over a 10-year (minimum) to 30-year
(maximum) service life. Other points filter status communication,
can be earned by meeting reflectivity change notification and
standards (such as ENERGY STAR or auto reset
others), having a roofing maintenance
program, an operating quality
management system, and a detailed
Can operate from a central
contractor certification program. location to set temperature
In additional to environmental and on/off times*
sensitivity, the standard also addresses
corporate governance for worker Power down refrigeration
engagement and safety. Companies
must prove they don’t use forced or
system to save energy
child labor and meet all applicable laws
related to collective bargaining, wage Optional video displays
standards, working conditions, and non- for customized messaging
discrimination in employment.
Order at elkay.com/ezH2O

Marty Grohman, Director of Sustainability, GAF

“We had been searching for a multi-attribute standard like this. It is one
thing for the company to say our products are sustainable and another
for NSF to verify our claims. NSF/ANSI 347 advances the development of
environmentally friendly roofing.
In addition to green qualities, building owners want to know they’re
selecting a reputable product. This standard is proof in hand that
a company’s roofing material can satisfy both environmental and
performance requirements.”

Jay Thomas, Vice President of Marketing, Sika Sarnafil

“We sought NSF/ASNI 347 because it’s a consensus-based standard that
provides a yardstick for sustainability. It helps assure our customers that
our roofing products meet comprehensive requirements and have the
least impact on the environment and society.”
Sika earned several points for post-industrial and post-consumer
recycling options. The company uses in-house grinding equipment
to help separate PVC from other membrane components, which can
then be incorporated back into the manufacturing process. It also has a ©2015 Elkay Manufacturing Company

recycling program for used membranes at the end of their useful life. * Optional feature

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Job Number 110-13768 Trim 2.25 x 10.0 in Modification Date June 9, 2015 1:47 PM

Client Elkay Bleed 2.25 x 10.0 in Output Date 06/10/15


Low-Flow Urinals Conserve Water
Reduce your demand by hundreds of gallons
L et’s talk about a dirty problem – how
much water your urinals are wasting.
These staples of men’s restrooms
use an average of 1 to 3 gallons to flush,
according to the EPA. Working a five-day
week and using the facilities three times a
day, a single employee could flush a urinal
780 times a year. Multiply that volume by
the number of male workers and you can
see why urinals should be the target of
your next project.
Retrofit your urinals with waterless
or high-efficiency models. You can go as
far as a full fixture replacement or simply
upgrade the values with flushometers.
Any option that puts your urinals at less
than 1 gallon per flush will yield immedi-
ate savings.
How Low Can You Go?
While the federal standard for new
urinals is 1.0 gallons per flush (gpf), some
legacy models that use 3-5 gallons might
remain in use, notes the EPA.
“Urinals are designed to last for long
periods of time. Usually the only part that
breaks down is the flush valve, and this
can be fixed relatively easily,” notes Klaus
Reichardt, founder and managing part-
ner of the manufacturer Waterless Co.
“Because urinals can function for many
years and rarely go out of style, facilities
seldom need to replace them unless a
restroom is being remodeled.”
A number of high-efficiency urinals
have entered the market in recent years.
A 0.5 gpf model will cut your water use
MOST CONVENTIONAL
URINALS CONSUME ONE
GALLON WHILE NEW
MODELS CAN USE ONLY
A PINT –
AN 87% SAVINGS.
18 BUILDINGS 07.15
GREENERFACILITIES
by 50% if you’re switching from a 1-gallon
version. For additional conservation, there
are 0.25 and 0.125 gpf versions, which use
a mere pint to flush. That’s a savings of
over 87% from one gallon or the differ-
ence between 780 gallons a year vs. 32.5
gallons.
Look for the WaterSense label, which
requires that a model use no more than
0.5 gpf – there are over 360 options to
choose from between fixtures, values,
and systems.
If water savings aren’t enough to mo-
tivate you, state or city regulations may
require you to switch, says Tracy Quinn,
policy analyst and registered civilian engi-
neer with the National Resources Defense
Council (NRDC).
For example, Los Angeles has mandat-
ed that urinals consume no more than 0.5
gpf since 2010 and there’s a proposal for
New York City that stipulates that urinals
must use no more than 0.2 gallons. After
January 2016, urinals are required to flush
with one pint or less under Title 24 in
California. With the number of droughts
increases in the U.S., more municipalities
may codify water efficiency at the point
of sale.
Eliminate Water Use Completely
If you want to jettison flushing alto-
gether, switch to a waterless urinal. These
units have the same look and footprint
as a traditional model but do not use any
water, explains Reichardt.
“Prior to a retrofit project, it is impera-
tive that facilities ensure that the slope of
the drain line is ample, route drain lines
to avoid problems such as sediment build
up, and check that drain heights are ap-
propriate to the brand purchased,” notes
a 2008 report prepared for the Massa-
chusetts Executive Office of Energy and
Environmental Affairs by the consulting
firm Industrial Economics.
Maintenance isn’t significantly differ-
ent but you will need to pay attention
to sealing liquids and cartridges, notes
Reichardt. He also recommends that you
ask these questions of your manufacturer
so you fully understand how to maintain
your waterless urinal:
■ What chemicals and cleaning tools are
required?
■ How long do the trap and cylinder
last? How much do replacement parts
cost?
■ Does the urinal require a sealant to
help seal the trap and prevent sewer
odors? If so, what kind is recommended,
how much should be used, and what
does it cost?
Some models may need fresh water
poured down occasionally, Reichardt
adds. If this is the case with your unit,
make sure to verify how often this should
occur to maintain performance.
Measure for Success
Whichever urinal option you use to
reduce water consumption, it’s vital to
establish your usage levels prior to the
retrofit. This baseline allows you to verify
how much efficiency has improved after
switching to new gpf rate.
“You can use a whole building analysis
of water usage by examining your utility
bills for changes. A program like ENERGY
STAR’s Porfolio Manager also includes a
focus on water conservation,” notes Quinn.
However, it can be hard to attribute
a usage decrease to an improvement if
there are concurrent changes in occupant
behavior or other conservation initiatives,
she cautions. While submeters and data
loggers have a higher initial cost, they can
empower you to go dive deeper into your
water habits.
Jennie Morton jennie.morton@buildings.
com is senior editor of BUILDINGS.
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How Green Is Your Supply Chain?
New report examines the environmental impacts of production and delivery
Y our building may be certified green,
but what about the materials that went
into it or the supplies used to run it? A new
study by the United Nations Environment
Programme examines the supply chain in
an attempt to understand its environmen-
tal impact.
Focusing on new and existing office
buildings (both public and private) as a
representative building type, the study
evaluates potential green interventions
in the design, delivery, and occupation of
buildings, as well as the material supply
chain that enables each of those stages.
Purchasing and procurement offer
unique opportunities to meet green goals,
according to the study authors; empha-
sizing sustainable purchasing practices
“helps create value for the businesses
involved by providing a clearer picture of
purchasing-related impacts and potential
risks.” Standard criteria for green private
procurement policies are sorely needed,
but in the meantime, FMs can look to re-
sponsible purchasing trailblazers for ideas.
The multinational building materials
manufacturer Saint-Gobain, for example,
developed a Suppliers Charter that
San Francisco Sets LEED Record
City Hall’s Platinum achievement highlights the potential of existing buildings
A t a century old, San Francisco’s
historic City Hall recently became
the oldest building in the U.S. to receive
Platinum certification for LEED for Exist-
ing Buildings. The award underscores the
GREENERFACILITIES
explains its requirements for service
providers in the areas of human rights,
business practices, and economic and
social performance. Compliance with the
charter is monitored with a questionnaire
and regular site audits. In addition, it
relies on lifecycle assessments (LCAs) to
measure the environmental footprint of
its products, and the company’s Building
Distribution sector now enforces an En-
vironmental Timber policy that monitors
the origin of wood products and ensures
their traceability.
The study also introduces the Intensity
Analysis Methodology, an LCA-based
attempt to understand the impacts of 10
raw materials – aluminum, bricks, cement,
potential for existing buildings to slash
water and energy consumption, says EPA
Administrator Gina McCarthy.
Thanks to the 100% greenhouse
gas-free electricity provided by the local
utility’s Hetch Hetchy
Power System, City
Hall already boasted
considerable green
bona fides before
pursuing LEED-EB.
However, the city
aimed high to ensure
the building was as
resource-efficient as
possible, particularly
as California is enter-
ing its fourth year of
flat glass, mineral wool, plaster board,
polystyrene, polyurethane, rebar, struc-
tural steel, and timber. Lifecycle data indi-
cates that structural steel, aluminum, and
cement were the biggest contributors to
the studied materials’ total environmental
impact, an assessment that looked at
primary energy consumption, fresh water
use, disposed waste, and global warming
potential. Rebar, brick, and polyurethane
were characterized as making a “modest”
contribution to the total impact com-
pared to the other materials.
However, the study clarifies that
“a high contribution is not necessarily
equivalent to a high reduction potential,”
so FMs looking to minimize their usage
of high-impact materials should look
for additional information on reduction
potential and consider which resources
are most endangered in their areas – for
example, facilities in drought-stricken
states should prioritize products with a
low impact on usage of fresh water.
Interested in boosting the green cre-
dentials of your own materials purchases?
Greening the Building Supply Chain is
available free at unep.org.
drought. A $700,000 grant from the EPA
covered the replacement of 76 toilets
and 17 urinals, while additional operation-
al and energy efficiency upgrades were
funded by ratepayers.
Other improvements included:
• Replacing 200 faucets that used 7
gallons per minute with 0.5 gpm
models. The water efficiency upgrades
together save roughly 825,000 gal-
lons of drinking water per year.
• Installing a daylight management sys-
tem to reduce electric lighting when
enough natural light is available.
• Reconfiguring the first-floor HVAC
systems to monitor temperature and
CO2 levels and adjust fresh air circula-
tion depending on occupancy.
www.buildings.com BUILDINGS 19

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FMGREENUPDATE
USING CIGARETTE BUTTS FOR ENERGY STORAGE
With used cigarette butts becoming a significant source of
litter, researchers have found a way to convert the trash to a
high-performing material that could be added to products such
as wind turbines to improve energy storage capacity.
By using a one-step burning technique called pyrolysis,
the cellulose acetate fibers found in cigarette filters can be
converted into a material containing a number of small pores,
which increases its performance as a supercapacitive material. In addition to being
a green solution to the growing problem of cigarette butt waste, the resulting mate-
rial has also been shown to store more energy than commercially available options
including carbon, graphene, and carbon nanotubes, according to a study published
in Nanotechnology.
NATURE SOUNDS BOOST OCCUPANT
PRODUCTIVITY
Many offices are switching to open layouts, but the new
lack of barriers can lead to an increase in noise pollution
that hampers worker productivity. Researchers from the
Rensselaer Polytechnic Institute have found that play-
ing natural sounds such as flowing water in offices can
benefit employee moods and boost speech privacy to
improve workplace productivity.
Current sound masking systems can be complicated and typically include speaker
arrays playing steady-state electronic noise, also known as white noise. The researchers
suspect that the natural sounds could provide even more benefits than the traditional
white noise and could even be used for other applications such as improving the
moods of hospital patients who are stuck in their beds for days or weeks.
STANDING DESKS BENEFIT ACADEMIC ACHIEVEMENT
Desks designed for standing rather than sitting could provide a
TEXAS A&M HEALTH SCIENCE CENTER
great asset for elementary schools looking to combat childhood
obesity, but concerns about suffering academic performance
have prevented many facilities from making the switch. New
research suggests, however, that the use of standing desks could
actually improve educational outcomes.
The researchers from Texas A&M University studied nearly 300
children in second through fourth grade, with preliminary results
showing 12% greater on-task engagement in classrooms that use standing desks vs.
traditional sitting desks. This translates to an extra seven minutes per hour of engaged
instruction time. Engagement was measured by behaviors such as participating in
discussion, raising a hand, or answering a question.
GREEN SEAL REVISES STANDARD FOR COMMERCIAL
CLEANING SERVICES
Looking to streamline certification requirements, Green Seal has
revised its GS-42 standard that applies to commercial and institutional
cleaning services. While the revisions will reorganize the requirements
to make certification easier to achieve, the general criteria and leadership levels for the
standard have not changed and certified services will not need to meet more require-
ments to maintain their status. The standard has also been refined to reduce the need
for interpretation, and criteria have been consolidated into purchasing, use, maintenance,
training, and communication categories.
Services certified under the program will still need to meet standards for environ-
mental and health requirements for cleaning operations, cleaning techniques, waste
reduction, and eco-friendly procurement. Learn more about the GS-42 standard at
www.greenseal.org/gs42.
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 RETROFIT GUIDE for
BUILDING
AUTOMATION
How to cut through the hype and find the best system for you
B
uilding automation systems
(BAS) can do so much more
than energy management.
Intuitive interfaces can help
FMs find hot spots, catch malfunc-
tioning equipment, and target main-
tenance where it’s most needed.
The market is flush with options for your facility, but
buying one of these systems is a complex decision that
must be customized for each building. Maximize your
investment and hit the ground running with these BAS
purchasing tips.
Scalability from the Start
It can be tempting to focus on your building’s biggest
energy hog (typically lighting or HVAC) at this stage.
However, tackling this first is short-sighted. Focus on
your broader goal first – for example, reducing en-
ergy consumption – and then return to more specific
objectives, such as trimming lighting-related energy
use first. Aim for a BAS that can expand to control ad-
22 BUILDINGS 07 . 15
ditional building systems later if you’re satisfied with
the initial savings.
“People tend to say ‘I need an HVAC control system’
because that has historically been the biggest energy
load in a building. They don’t realize that with broader
solutions, they can save a lot more,” says Danny Yu,
CEO of Daintree Networks, which develops wireless
controls for building automation. “That’s the benefit of
technology that has emerged in the last few years from
companies that are more software-centric. In the past,
companies were more focused on selling hardware, not
on giving users more applications – like how phones
were 10 or 15 years ago.”
Arby’s Restaurant Group took a similar path when
they investigated HVAC improvements a few years
ago. The initial plan – deploying programmable ther-
mostats that would save 4-5% on each restaurant’s
electric bill – quickly expanded once the team found a
scalable BAS that would increase savings by enabling
more control than a thermostat would provide. Their
chosen system also allows greater visibility and perfor-
mance tracking. The system has since been installed in
roughly 880 restaurants and manages more than 2,600
HVAC systems. Another 60 restaurants will receive the
solution this year.
INTEGRATE, UPGRADE, OR REPLACE?
B uildings with legacy building controls face a tough decision – is
it better to take steps to integrate older controls into a new
communications system to keep costs down or spend more now to
build in new functionality? ASHRAE’s Guideline 13 offers a chapter
on upgrade challenges and what factors can help FMs make the
decision, explains Dave Kahn, chief mechanical engineer of the RHM
Group and a member of the Guideline 13 development committee.
INTEGRATE UPGRADE
NO CHANGES ARE MADE TO THE SAME CONTROLS AND EQUIPMENT, BUT
EXISTING SYSTEM WITH NEW SOFTWARE AND INTERFACES
ALLOW THE LEGACY PRODUCT TO
ADD GATEWAYS OR INTERFACES INTERFACE WITH OTHER SYSTEMS
MAINTAIN ACCESS TO INFORMATION
FROM THE LEGACY SYSTEM
“Our goals were simple – standardize our thermostats
across our portfolio and manage setbacks to a company
standard to benefit the savings offered from a proven
technology,” says Frank Inoa, director of engineering
for Arby’s Restaurant Group. “The entire process was a
learning experience. The more benefits we uncovered
from different manufacturers, the bigger the wish list
became for our future system. By the time we were ready
to pilot various systems, we were quite educated on what
it should look like.”
Defining your objectives in this way will help you
navigate the next step – examining your existing team
and assets, a necessary hurdle that will help you weed
out BAS products that don’t fit well.
“Assess whether all or part of your services will be self-
performed or delivered by a service provider,” recom-
mends Paul Oswald, managing director of CBRE/ESI,
which provides building management services that in-
clude BAS integration. “Asking questions regarding avail-
able time and skill level is critically important to making
sure that the people part of the equation is adequately
addressed. Then, once this element is understood, assess
the current state of the building’s systems and determine
the best technology path to enable the solution.”
“There are specific criteria when you’re looking at existing sys-
tems,” Kahn says. “For example, is the server less than five years
old? Is it performing satisfactorily?”
Fellow committee member Ron Bernstein adds, “A short list would
include warranty issues and availability, parts, serviceability, reli-
ability, and cost issues.” Typically, bridging a legacy system with new
products falls into one of these three methods.
REPLACE
REMOVE BOTH CONTROL
HARDWARE AND SOFTWARE
KEEP EXISTING EQUIPMENT
NEW CONTROLS AND SOFTWARE
ASHRAE
Define Your Purchase Criteria
After thoroughly determining what your goals are and
what existing resources (both human and technological)
you have, start developing a list of requirements that your
eventual BAS purchase will have to meet. ASHRAE’s 2015
update to Guideline 13: Specifying Building Automation
Systems walks readers through typical features, important
project considerations, and tips on creating a BAS speci-
fication that meets your needs. It can prove an invaluable
resource in understanding what’s available and helping
you weigh the pros and cons of different features.
Ron Bernstein, president of Ron Bernstein Consulting
Group and a member of ASHRAE’s Guideline 13 develop-
ment committee, recommends that you also find a neutral
advisor or automation consultant and develop a master
plan with them before you start speaking with vendors.
This will help you avoid accidental bias from sales pitches.
Ideally, your consultant should be familiar with the dif-
ferent configurations described in Guideline 13 to help you
determine what setup is best for your building.
After bringing a trusted consultant on board, investigate
product options. Consider these four steps as you move
closer to the bidding and purchasing stage.
continued
www.buildings.com BUILDINGS 23
 STRUCTURE YOUR SYSTEM BY TIERS

W hen you’re implementing a new BAS, it’s usually better to start

with the broad strokes at the enterprise or site level and work
your way down to specific devices. In its newly revised Guideline
1) TEAM UP WITH THE RIGHT PEOPLE. Bringing
13: Specifying Building Automation Systems, ASHRAE recommends
your organization’s IT department on board is vital, Yu
implementing the new system in a three-tier architecture like this
says. Some BAS products can use your existing corporate
one, similar to the path you followed when you assessed your auto-
network, while others form their own communication
mation objectives originally.
pathways. Either way, you need the IT department as a
partner to make sure there are no conflicts between sys-
tems. Pairing with IT from the beginning will also ensure Tier 1: Enterprise-Level Network
that the first tier of your system’s structure can support The communications backbone for everything else. Your IT
further development later in the process (see “Structure department will be deeply involved in integrating your BAS
Your System By Tiers” at right). at this level should you choose to share their network.
“You have to make a conscious decision on IT, and peo-
ple don’t necessarily know that when they enter projects,”
says Yu. “A lot of systems either run on the corporate net-
work or have some other connectivity between sites. You INCLUDES:
can decide not to use the corporate network, but there’s a Software Servers
cost tradeoff between different deployment options, such Analytics Demand response
as whether you allow your tech provider to host your BAS IP VLAN
technology or whether you have your own data center.”
2) DEVELOP AN ENERGY-SAVING STRATEGY FOR
YOUR BAS. Which building system consumes the
most energy? Are you overseeing a single building or a Tier 2: Building-Level Network
portfolio? What type of facility do you have? Now that Control over specific whole-building systems, such as HVAC
the communications backbone in the first tier has been and lighting.
taken care of, you can return to identifying the building
system that offers the biggest savings potential, which
can then fund later integration of other building systems.
“HVAC control will always be needed. We find that INCLUDES:
monitoring HVAC energy use and supply-return duct Control network Local display panel
temperature adds immeasurably to the ability to optimize Routers Gateways
HVAC performance,” explains Jay Fiske, vice president of Media (wired, wireless, PLC, or fiber)
business development for Powerhouse Dynamics, which
developed the cloud-based energy and asset management
offering used by Arby’s. “Lighting control may or may not
make sense depending on many factors, so we often rec-
ommend monitoring actual lighting usage before making Tier 3: Individual Devices and Equipment
that decision. Control of plug loads may make sense in an Each piece controlled by the other two tiers.
office building, but typically doesn’t in other settings.”
Centralized wireless sensors for equipment monitor-
ing are becoming increasingly affordable, Fiske adds, and
enterprise-level controls with benchmarking can benefit INCLUDES:
most building portfolios. Boilers Chillers
3) LAY THE GROUNDWORK FOR FUTURE EXPANSION. Lighting panels Other building equipment
Even if you have no current plans to expand, make sure your Control devices Connectivity to the building
infrastructure is designed to allow additional integration control network
over time, says Bernstein. He recommends a classic three-
ASHRAE

24 BUILDINGS 07 . 15
tier BAS architecture (see page 24), starting with the first tier.
“Start by designing the communications backbone at the
enterprise and site level. Don’t start with individual devices
and build up or you’ll design yourself into a hole,” adds
Bernstein. “If you begin with low-level sensor and actuator
design, you won’t be able to get the information up into the
front end effectively.”
4) PICK A SYSTEM THAT’S RIGHT-SIZED FOR YOUR
BUILDING. The best system for you will be appropriate for
the size and type of facility you have, says George Huettel,
business solutions director for Ecova, an energy management
company. Look for one that bridges the gap between too
complex and too simplistic while leaving room to integrate
other building systems later.
“Systems designed for large facilities cannot generally
scale down efficiently, neither on price nor on the level of
complexity,” Huettel explains. “Similarly, systems designed
for smaller facilities may not be able to scale up to meet the
controls complexity required in a larger facility.”
Smart Setup
Work with the BAS vendor closely to ensure that every
facet of the system is set up in a way that’s maintainable for
your team. “Too often I’ve been involved with jobs where as
soon as it’s done, the renovation starts because the graph-
ics need to be redone or the point naming convention isn’t
logical,” says Grant Wichenko, president of Appin Associates
and a member of the Guideline 13 development commit-
tee. “The FM needs to be part of the process of making the
system maintainable from day one.”
These three areas in particular can cause trouble during
the initial setup process.
Device naming: Follow a logical system that’s easy to
remember and repeat on future installations. Wichenko
recommends mimicking the file paths Windows uses – in
other words, starting at the broadest level (with your campus
taking the place of the hard drive in the Windows example)
and working your way down through each subsequent level,
naming the facility where the device appears, the building
system being controlled, and finally the individual device.
“When building systems are maintained separately, you
can end up with duplicate device names. When they’re all
integrated into one database, those duplicates cause nothing
but havoc,” says Wichenko.
Standardization: Avoid expansion problems on campuses
from the beginning by developing a corporate standard for
future BAS installations, Bernstein recommends. Spell out rules
and procedures for your organization’s automation needs so
that any future vendors have to comply with your requirements.
Alarming: Develop alarm rules customized to the season
and time of day so that you’re not stuck with a plethora of
false alarms, Bernstein recommends. “When I do a job, I try
to make sure we have limited alarming and don’t get boiler
alarms in summer or chiller alarms in January,” Bernstein
adds. “You can set the alarms up more intelligently so that
if something isn’t running because it’s out of season, you
can suppress the alarm. Then your team will treat the other
alarms more seriously.”
Measurement and Management
Once your system is up and running, the true test of its
functionality begins. In addition to standard energy conser-
vation practices like dialing back conditioning and ventila-
tion overnight, Yu recommends using your BAS for fault
detection – finding mistakes and dysfunction that can waste
energy and wear out your equipment prematurely.
“The most common one is that cooling is supposed to be
on, but it’s not cool, or it’s supposed to be heating but it’s not
warm,” notes Yu. “It’s important to break those down. Short
cycling and simultaneous heating and cooling are often
easier to figure out with these systems.”
Better building insight at this level doesn’t just result
in direct savings from using less energy, Yu says. To ac-
curately track your savings – and to better demonstrate the
system’s value to decision makers in your organization – also
make sure you’re benchmarking for avoided costs as a result
of your newfound ability to do diagnostics in-house.
“Look for trends on the operational side, like how many
service calls you avoided because you were proactively
managing maintenance or got information from the system
instead of relying on a service call,” says Yu. “One major
reason why systems are selected is that now users have the
visibility to do preventive maintenance and reduce the num-
ber of emergency calls.”
Adds Yu, “Just start with getting information on your own
facilities. BAS packages have capabilities far beyond energy
management – they provide education.” B
Janelle Penny janelle.penny@buildings.com is senior
editor of BUILDINGS.
www.buildings.com BUILDINGS 25
 PUT the
“M” BACK
in FM
Change the cost
center perception by
running your
department like
a business

F
CENTRE FOR HEALTH & SAFETY INNOVATION

acilities departments are
traditionally viewed by
their organizations as an
expense – one that can be
cut back when it’s time to
tighten the belt. This short-sighted
perception ignores the value FM brings
to the table and puts the department
at risk of further budget cuts.
Changing this unfortunate view starts with changing
the way the facilities department does business, both
internally and externally. Shift the perception at your
organization with these smart management strategies.
FM as a Cost Center
Traditional management techniques in the FM depart-
ment tend to exacerbate the cost perception problem.
Very few facility departments have a revenue stream at all,
never mind a revenue stream that covers the department’s
expenses, notes Michel Theriault, author of Managing Fa-
cilities and Real Estate and principal of Strategic Advisor,
a facility, property, and asset management consultancy.
Instead of attempting to drive more profit under your
current business model, it may be more helpful to change
the narrative instead.
“The basic thing that we have to consider is that we
are, in fact, a cost center,” says Theriault. “But instead of
focusing on costs, we need to think about our impact on
the organization’s overall success, even in areas that can’t
necessarily be measured monetarily. If we shift that focus
to things like productivity, risk management, and cost
containment within reason, we will be more successful as
a profession.”
That change starts internally. Senior FMs tend to
receive less training in leadership, business, and strategy
than their colleagues in other departments, Theriault
notes. While tactical education on mechanical systems
and efficiency strategies is vital, it’s also important to
improve your business know-how.
“An FM, especially the senior person in the depart-
ment, is actually competing with colleagues in other
departments – such as IT, logistics, sales, or business
development – for resources and attention from senior
management,” says Theriault.
Where to Start
Greater visibility and respect in your organization
starts with embracing the company’s mission, vision, and
values and aligning the facilities department’s goals with

26 BUILDINGS 07 . 15
these basic principles, says Nicole Lobb, client services
and facility manager at the Centre for Health & Safety
Innovation (CHSI), a Mississauga, ON, facility that
houses two health and safety associations, a multidisci-
plinary healthcare clinic, and meeting space. Your goal is
to deliver services that support the corporate strategy.
Next, step back from day-to-day building concerns
for a minute and look at your goals and the facility’s
upcoming needs.
“Do more thinking ahead about how to accomplish
things. Instead of just going to senior management and
saying ‘I need something,’ think about how you can sell
that to your boss. Put together a compelling argument
with facts, information, and arguments that your lead-
ership relates to,” explains Theriault. “That will help
drive it forward.”
To properly sell any initiative, you’ll need to develop
your marketing skills. Most FMs aren’t used to promot-
ing themselves, Theriault notes, but tooting your own
horn is a key element of transforming the way the
facilities crew is viewed at your organization.
“The next time you’re at a departmental meeting
with your boss and peers, be very well prepared to talk
about what you do,” says Theriault. “Promote your
successes and even your failures – for example, ‘Around
2 a.m. this failed, but my team got it fixed so no one no-
ticed when they got in at 8 a.m.’ A lot of FMs are afraid
to mention that, but it shows you’re good at respond-
ing and fixing things. By acknowledging some of the
problems, you may be in a better position to get funds
or resources to fix them.”
These meetings are also a great time to raise occu-
pant complaints. Track them in an easily demonstrable
way that helps back up your funding requests – for ex-
BACK TO BUSINESS: TRAINING TOOLS for
THE NEW FM
Ready to change how the FM department operates? Consider
looking into courses on these topics, suggests Michel Theriault,
author of Managing Facilities and Real Estate.
■ Strategy
■ Writing and communication
■ Public speaking and presentation
■ Finance
■ Accounting (particularly courses that focus on budgeting)
■ Business fundamentals
Certifications like IFMA’s FMP (Facility Management Professional)
designation address many of these topics as well as FM-specific
subjects like O&M, Theriault adds.
ample, repeated temperature complaints from a certain
area of the building.
“Survey them and then use their answers as a tool
to convince senior management that you need more
resources to make changes,” Theriault recommends. “If
that doesn’t work, senior management will now have to
acknowledge that a certain level of service is all they’re
willing to pay for.”
Realign the FM Mission
As you improve external perceptions of FM, it’s also
important to streamline the department’s internal
management. Defeating the cost center stigma requires
change in both your daily operations and your long-term
planning – namely, transforming FM into a profit center
by running it like a small business.
Start by identifying potential sources of income. You’re
already “selling” your FM services to the other depart-
ments in your organization, but your building or site may
offer additional opportunities to bring in revenue that
can then fund efficiency improvements or other initia-
tives. Potential money-makers include parking, retail
space, food service, and leasing roof space for solar or cell
phone communication installations.
“The type of building and local amenities often
contribute to revenue opportunities,” explains Geoff
Williams, general manager at CHSI. “For example, the
Centre for Health & Safety Innovation has parking, but
we don’t charge for it. It could be a revenue opportunity
in the future, but given our more suburban location, it
would be unreasonable to charge for parking. If you’re
in an area where there are a lot of local food choices, it
may not be a wise decision to operate a food service in
the building.”
continued
www.buildings.com BUILDINGS 27
 Each one of those revenue opportunities is like a
separate business that you’re about to launch, Williams
continues. That means your next step is to develop a
strong case for why your organization should back your
efforts, including revenue projections and potential
risks and liabilities.
“The C-suite is typically most concerned about
time, risk, and money, and both time and risk relate to
money,” says Theriault. “The FM needs to ask the CEO,
CFO, or COO, as well as the IT person and the financ-
ing person, what they need to see in order to make
decisions. Different organizations have different ways
of representing financial analysis, so investigate what
they would like to see – sometimes that means digging
deeper into benchmarking information or talking to
colleagues to find out what they’ve done.”

Steps to Implementation
Now operating as a business within a business, the
facilities team at CHSI was charged a few years ago
with expanding the reach of the organization’s Cor-
porate Event Centre. Business grew nearly twofold in
three years thanks in part to these steps.
1) Creating a strategy for growth. Starting with
CHSI’s vision, mission, and values, the team focused
on strategic marketing for the business, aiming to make
the event center a “unique meeting place for applied
learning and innovation and to inspire prevention in the
community” per its mission. This goal statement closely
mirrored the overall corporate objective: “Create a
unique meeting place that advances and promotes the
mission of CHSI and supports its partners and stake-
holders.” The alignment between the organization’s
4 QUESTIONS FOR FMS
Building your plan to operate as a profit center starts
with these four questions, say Geoff Williams and Ni-
cole Lobb of the Centre for Health & Safety Innovation.
1) How well do you understand your corporate
strategic plan?
2) How does the FM strategy fit into the strategic plan?
3) Can you demonstrate FM successes against corporate
goals?
4) What can the FM do for the bottom line?
CENTRE FOR HEALTH & SAFETY INNOVATION

goals and the event center’s goals ensured that the end
result furthered both parties.
continued

THE CENTRE FOR HEALTH AND SAFETY INNOVATION (CHSI) grew its business by understanding the three core
groups using its space and tailoring its facility and amenities accordingly.

“ THE FM NEEDS TO ASK THE CEO, CFO,

OR COO, AS WELL AS THE IT PERSON AND
CENTRE FOR HEALTH & SAFETY INNOVATION

”
THE FINANCING PERSON, WHAT THEY NEED
TO SEE IN ORDER TO MAKE DECISIONS.

—Michel Theriault, principal, Strategic Advisor

28 BUILDINGS 07 . 15
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 “ START DOING THINGS DIFFERENTLY. DON’T KEEP DOING IT THE SAME
WAY. DON’T DO IT THE WAY YOUR BOSS USED TO DO BEFORE YOU TOOK
OVER THE JOB. DON’T DO WHAT ALL YOUR COLLEAGUES DID.
—Michel Theriault, principal, Strategic Advisor
CHSI’S APPROACH allowed the management team to expand the center’s reach and grow its revenue twofold in
three years.
2) Developing a team that matched the size
of the Corporate Event Centre’s requirements to
ensure adequate services. This involved adjusting
the responsibilities of some staffers to align each position
to the corporate strategy. The former facility director
became the general manager and is now tasked with
managing the event center’s business, while the facility
manager’s title changed to client services and facility
manager, encompassing both managing the building and
maintaining the relationship with the internal tenants
who use the facility.
A new role, the guest services manager, was created
to match the growth of the venue; this team member
focuses on marketing the business, staying competitive,
and maintaining relationships with event center clients.
3) Aligning the product to the customer. CHSI
determined that three core groups were using its event
space and tailored its approach accordingly.
Resident clients included paramedical clinics,
health and safety associations, and other businesses
headquartered at CHSI, which mainly played a landlord
role for this group. Serving resident clients required an
understanding of unique businesses and special attention
to customer surveys and quality guest services.
Corporate Event Centre clients represented
multiple business types (which required the venue to
remain flexible), but the team decided to target corpo-
rate institutions as the venue offered a plug-and-play
corporate meeting environment. Wooing these clients
meant ensuring competitive pricing for rooms, free
services (such as Wi-Fi), and on-site catering in order to
compete with other meeting spaces. To meet that goal,
CHSI re-evaluated its pricing strategy and invested in
re-branding, targeted marketing, and collateral.
Finally, the community event clients utilized the
organization’s health, safety, and wellness resources
to benefit the surrounding community. Serving them
30 BUILDINGS 07 . 15
”
CENTRE FOR HEALTH & SAFETY INNOVATION
required keen knowledge of community needs and the
ability to satisfy multiple market segments at once. Here,
CHSI focused on building its brand, defining its market,
and increasing its own value in order to drive sponsor-
ships from industry partners.
“A lot of the success was built on understanding both
the product and the client,” explains Lobb. “With these
tools in hand, CHSI grew our business nearly two-fold in
three years.”
Build on Your Successes
The transition from cost center to profit center won’t
happen overnight, so it’s vital that you keep pushing for
change even after your first successful initiative as a small
business. That attitude can make all the difference, Theri-
ault explains.
“What I see is a dichotomy of facilities managers who
are just treading water because they’re doing it the old
way and the successful people who have been able to
implement change, get money for resources, and have the
ear of senior management,” adds Theriault. “When I look
at where that comes from, the difference between those
two people is business leadership and strategic skills.”
Continue improving that skill set through training and
outside education as much as you can, Theriault recom-
mends. In addition to general business training, consider
looking into classes on communication or writing to help
you polish your message.
“Start doing things differently,” Theriault urges. “Don’t
keep doing it the same way. Don’t do it the way your
boss used to do before you took over the job. Don’t do
what all your colleagues did. Learn from people in other
departments who are successful and have climbed up the
ladder.” B
Janelle Penny janelle.penny@buildings.com is senior
editor of BUILDINGS.
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SUSTAINABILITY
5 TACTICS to
REDUCE FOOD
WASTE
The time is ripe to donate leftovers and divert scraps for composting
BY DINA BELON
C
offee grounds, trim-
mings from kitchen
prep, partially eaten
meals, and leftovers
from catering – how
much food is thrown in the trash
at your facility?
According to the USDA, “31%, or 133 billion pounds, of
the available food supply in the U.S. goes uneaten.” Food
waste is second only to paper products in waste production,
accounting for 14.5% of the 251 million tons of trash gener-
ated in 2012. Due to low recovery rates, only 2% of these
organic materials are diverted from landfills, notes the EPA.
A combination of more effective use and diversion of
food waste can make a major impact on the reduction of
methane gas emissions produced by food decomposing in
landfills. Given that commercial facilities produce more
waste than a single-family home, owners and operators
are in a position to make a significant difference by man-
aging food waste.
Use these five tips (page 36) to capture food scraps,
reduce your tipping fees, and green your operations.
32 BUILDINGS 07 . 15
Overcome Barriers to Food Recovery
Recovering organic waste can be a challenge for com-
mercial buildings, particularly as the infrastructure need-
ed for composting lags behind other recycling options.
For facility managers, the biggest internal barriers to
beginning a food diversion program are both cultural and
behavioral change. Building operators must gain consen-
sus from all stakeholders in the process from leadership
down to the individuals who will physically separate the
food into each of its diversion streams. Typically a single
facility will select two or three waste streams (such as
food donation, composting, and landfill).
The time and energy it takes to sort the waste into
the right stream are frequently a struggle. The best
practice is to sort the food material at the source, usu-
ally in the kitchen. This reduces double handling and
increases the efficiency, but also requires building op-
erators to engage occupants directly and educate them
on what can and cannot be composted. In Seattle, the
public utility company offers free signage and educa-
tion materials to remind occupants what materials can
go into each waste stream.
Another common issue with food recovery programs
is space. You need floor space in the source area for
sorting in addition to an area for waste container stor-
age. Composting bins can also be an odor issue if they
continued
CASESTUDY
JACKPOT FOR FOOD RECOVERY AT MGM RESORTS
BY JENNIE MORTON
L as Vegas attracts tourists with affordable buffets, trendy
lounges, and hip restaurants so it’s no surprise that food waste
is on the mind of facility managers along the Strip.
MGM Resorts International has 11 properties that include hundreds
of food venues ranging from casual to fine dining. They also serve
40,000 meals every day in their employee cafeterias.
The hospitality company received two 2014 Food Recovery Chal-
lenge awards for improving food recovery. This EPA program helps
participants “reduce wasted food through prevention, donation,
composting, and anaerobic digestion to conserve natural resources.”
MGM diverted a total of 25,398 tons of food in 2013, a 50%
increase over 2012 levels. The MGM Grand Hotel took top honors for
increasing food diversion by 161%. Other notable reductions include
106% by New York-New York, 76% by the Bellagio, 66% at the Monte
Carlo, and 30% for the Luxor.
“Food waste is part of our larger waste management program to
improve diversion rates and asset recovery,” explains Chris Brophy,
vice president of corporate sustainability.
As neither the city of Las Vegas nor Clark County offer compost-
ing services, MGM works with a private hauler that collects organic
waste. The company also partners with a local pig farmer who can
turn scraps into animal feed.
Food recovery starts at the kitchen level where staff collect trim-
mings into composting bins. In the employee dining rooms at the
Aria and Mirage properties, workers separate scraps as they return
their trays. To capture waste from restaurant leftovers, both uneaten
food and table scraps, every trash bag is brought to the property’s
back dock for sorting.
This process ensures that both food and recyclables are sepa-
rated from garbage before leaving the facility. Bones and seafood
shells must also be rescued from the compostables. Depending on
the dock’s configuration, some spaces use waste compactors or
dumpsters specifically for organic waste and others have totes that
are emptied by vacuum trucks.
“We have been mindful to ensure the food recovery program
doesn’t detract from the guest experience or burden employee
workloads,” Brophy notes. “We’ve found that education is key.
Separating food doesn’t require more time, but it does necessitate a
change in workflow.”
MGM Resorts has a dedicated team of sustainability professionals
and recently earned LEED Gold for six sites. They also participate in
the Green Key program, an eco-label for hospitality, and have five
resorts at the highest rating. Participating in the
EPA’s Food Recovery Challenge was another av-
enue to validate its efforts through a third party.
For building owners looking to add food
recovery to their operations, Brophy recommends
taking a strategic approach. Take your time
and evaluate how you can manage your waste
streams while securing cost savings.
“Don’t be afraid to try – there are many
options that allow you to start small and grow
from there,” stresses Brophy. “Customize your
processes at each site and then standardize the
program across your portfolio to maximize its
value.”
MGM RESORTS DIVERTED 25,398 tons of
MGM
food in 2013, a 50% increase over 2012.
www.buildings.com BUILDINGS 33
 are not removed on a regular basis. In most cases, two will want someone representing each of your major
or three days is the longest you will want to leave food departments. These may include maintenance/engineer-
waste at your facility waiting for transport. ing, housekeeping, mailroom, purchasing, product line,
operations, and management.
Document Your Recycling Efforts To fully understand the creation of waste in your
When starting a composting program, you will be most building, conduct a walkthrough. Establish where ma-
successful if you start with an audit of your garbage. Often terials are received and follow their lifecycle all the way
your waste hauler can perform this service for you through through to the disposal location. Note what sort of waste
visual analysis and estimation at their facility, though this is generated from receiving areas, stockrooms, dining
is not as accurate as completing a full audit. areas, and kitchens.
With a full audit, start by assembling your team. You continued

CASESTUDY
HIGH MARKS FOR COMPOSTING AT
WARTBURG COLLEGE
BY JENNIE MORTON
MICHAEL STEVENSON

T rayless dining and collection

for kitchen scraps – Wartburg
College in Waverly, IA, ensures
students are learning about
sustainability outside of the classroom. During the 2013-2014 school
year, the private college collected over 13,000 pounds of pre-con-
sumer food waste, says Anne Duncan, environmental sustainability
coordinator.
The campus offers one all-you-care-to-eat dining center, three
eateries, and a catering business. With 1,400 students on meal plans,
Dining Services produces up to 400 breakfasts, 900 lunches, and
800 dinners each weekday. The cafeteria is also open on weekends
and serves meals during the summer for camps and conferences.
Emphasis is placed on recovering food at the point of origin –
kitchen preparation. Trimmings from fruits and vegetables, coffee
grinds, and egg shells are set aside in sturdy totes ranging from 5 to
20 gallons. These are collected three times a week and delivered to
the city’s composting facility. To measure this organic waste stream,
workers simply record the weight of each bin ready for pick up,
explains Duncan.
WARTBURG COLLEGE COLLECTED over 13,000 pounds of
pre-consumer food waste in the 2013-2014 school year.
JULIE DREWES
Back in 2008, the college eliminated trays in its dining rooms. The
goal was to combat food waste by encouraging students to make
healthier choices about meal portions. This has led to a decrease in
partially eaten leftovers thrown in the trash, as well as associated sav-
ings from reduced water and cleaning chemicals in the dish room.
In addition to documenting its recycling efforts, Wartburg was
rated at the Gold Level under the Sustainability Tracking, Assessment
& Rating System (STARS). Offered by AASHE (the Association for the
Advancement of Sustainability in Higher Education), the program is “a
self-reporting framework for colleges and universities to measure their
sustainability performance.” Wartburg’s composting protocol earned
points under the Waste Minimization and Diversion categories.
Due to its rural setting, one of the barriers that Wartburg faces is
a lack of cost-competitive composting services. While the city can
accommodate the college’s volume of pre-consumer food waste
(13,000 pounds), there isn’t a transportation infrastructure in place to
collect post-consumer scraps. If this option existed, Wartburg would
be able to capture the 160,000 pounds of total food waste from its
sole dining center each year, Duncan notes, in addition to waste at its
retail outlets.
Until an institutional-level solution is identified, the college is focus-
ing on efficiencies in its back-of-house operations. “This includes menu
management, production service records, forecasting based on past
recorded use, recipes that are standardized to the serving, and record-
ing leftover food in order to improve forecasting the next time around.
This new method is specifically designed to decrease food waste by
controlling inventory, ordering, production, and leftovers. As a direct
result of better forecasting and less waste, actual dollars spent on food
last year were less than the previous year,” explains Margaret Empie,
assistant vice president for Dining and Retail Services.
Another challenge is student turnover – there’s always a new batch of
workers that need to be trained to ensure the program remains on target.
“Dining Services hires nearly 300 students who are also the clien-
tele. Not many business have their customers in the kitchens with
them,” Empie says. “This is a rare opportunity to have students see
and learn these transferrable sustainability practices first-hand.”
Duncan encourages other building owners to embrace the some-
times experimental path to composting and food recovery. Her most
important tip: “Make good partnerships. Don’t just dictate changes,

particularly to a department you may not work in. Collaborate with

colleagues who will invest in food waste reduction so you have a win-
win for everyone.”

 
34 BUILDINGS 07 . 15
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WE DO THAT WE DO
 Your team will need to take a hands-on approach and
complete a trash sorting and audit exercise. Schedule
this for the end of the day or shift. You should also do
two or three inspections over the course of a few weeks
to make sure you avoid any anomalous days. Make sure
everyone brings work clothes and that you provide pro-
tective gear such as gloves for everyone participating.
At the end of the sort, weigh the materials and cal-
culate what percentage of organic materials could be
captured with food recovery. By establishing a baseline
for your waste streams,
you can more effectively
target reduction and
diversion strategies.
When you compost
food products you often
reduce your tipping fee,
which can add up quite
a bit for a large facility.
Work with your waste
hauler to complete a cost
benefit analysis. In the fi-
nal analysis, every pound
of waste that you divert
from your garbage will
reduce your tipping costs
at the landfill.
You can also consider
joining the EPA’s Waste-
Wise program as a part-
ner and agree to reduce
or recycle municipal solid
waste throughout your
waste stream. This free
challenge is similar to ENERGY STAR’s Portfolio Man-
ager – building owners track their waste generation and
work toward a specific benchmark to improve diversion
rates.
5 Best Practices to Divert Organic Waste
Look at waste food as a resource instead of some-
thing to throw away. You need to find partners who
see scraps and trimmings as a commodity rather than
refuse. Here are five options to rescue food waste from
your trash bins.
1) Think about food waste before it even hits the table.
Smart use of food is critical no matter the size of
your operations. Purchase and prepare only what you
need, which is easier said than done. Work with col-
leagues across your organization in dining services to
document how food needs are anticipated and brain-
storm ways to make preparation more efficient. For
example, Wartburg College in Waverly, IA, switched
to trayless dining in its cafeterias. Students had to be
more selective about how much food they took, which
ultimately reduced the amount of scraps thrown away
(see case study on page 34).
36 BUILDINGS 07 . 15
2) Pre-consumer food that is left over should be donated
to food banks, such as Feeding America. These orga-
nizations can pick up items at your facility in many
cases. While there can be concern about the liability of
donating food if someone gets sick, the Bill Emerson
Good Samaritan Food Donation Act was created to
encourage the donation of food and grocery products
to 501(c)3 certified non-profit organizations. As long as
the donor has not acted with negligence or intentional
misconduct, the company is not liable for damage
incurred as the result of illness.
3) Waste food can be used for livestock, so consider do-
nating or selling the material to a farm or animal feed
producer. In Bartow, FL, a company called Organic
Matters takes in food waste from both high-volume
waste producers and smaller companies. They convert
scraps into feed for chickens and cattle through a de-
hydration process.
4) One of the best options for organic waste is anaerobic
digestion, which produces energy from food waste. “If
50% of the food waste generated each year in the U.S.
was anaerobically digested, enough electricity would be
generated to power 2.5 million homes for a year,” notes
the EPA. “By anaerobically digesting food waste, two
valuable products – renewable energy and soil amend-
ment – can be generated.” See if your municipal solid
waste or wastewater treatment plant offers this option.
5) Composting is what many first think of when they
consider food waste diversion. There are a number of
composting types: on-site composting, vermicompost-
ing, aerated composting, and in-vessel composting.
Vermicomposting is an interesting solution and is
becoming commercially viable. This option uses red
worms (not nightcrawlers or field worms found in
gardens) that are placed in bins with organic matter
in order to break it down into a high-value compost
called castings.
Only as a last resort should food be sent to the landfill
or incinerators to dispose of it. There are too many other
opportunities to create a closed loop lifecycle for food
waste. B
Dina Belon is the director of the Seattle office at Paladino
and Company, a sustainability consulting firm. She is a
LEED Accredited Professional with an Interior Design &
Construction specialty. She can be reached at
dinab@paladinoandco.com.
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AIRCUITY CO2+ by AIRCUITY. Circle 201.
www.aircuity.com
The TFC-200 Tower Fill Cleaner provides an all-
in-one system that tackles lime scale, debris, and
biological matter. The TFC-200 dissolves scale
deposits, increases water flow, and slows biological
build up. There’s no need to remove fill as the
cleaner is used at the tower location. The formula
clings to all surfaces for maximum performance.
TFC-200 TOWER FILL CLEANER by GOODWAY
TECHNOLOGIES. Circle 204. www.goodway.com
38 BUILDINGS 07.15
The ToughGard R Rotary Duct Liner ensures indoor
environmental quality and occupant comfort. It
absorbs equipment and air rush noise over a broad
spectrum of sound by trapping and dissipating
it within the glass fiber matrix. It also provides
thermal-insulating properties and lowers HVAC
operating costs by reducing energy consumption.
Its thermal properties help control condensation,
which helps improve indoor air quality by reducing
moisture. TOUGHGARD R ROTARY DUCT LINER by
CERTAINTEED. Circle 202. www.certainteed.com
The Coleman LX Series of packaged units have a
14 SEER rating that exceeds Department of Energy
efficiency standards. The cabinet design has a
compact size that fits most roof frames and slabs
and has exact-match gas and electric hookups. Uses
copper tube/aluminum fin condenser coils that
combine a high heat transfer rate with long-term
reliability and corrosion resistance. COLEMAN LX
SERIES by JOHNSON CONTROLS. Circle 205.
www.johnsoncontrols.com
The Fresh-Aire UV Control Panel automates the
monitoring of UV-C wavelength feedback, safety,
and efficacy for air handling unit FAUV Commercial
Series UV light systems. Compatible with most
building automation systems, the control box
features a front panel hour meter that displays
real-time UV lamp life. It can send an alarm
when replacement lamps are needed or a fault is
detected. FRESH-AIRE UV CONTROL PANEL by
FRESH-AIRE UV. Circle 203. www.freshaireuv.com
The ASCENDANT Series is a cooling and active
desiccant dehumidification hybrid system with
regeneration input. Available in five models
ranging up to 20,000 cfm, the offering is ideal for
applications requiring low dew point temperatures
and supply air humidity levels as low as 15 grains.
The unit can operate as a partial or dedicated
outdoor air system (DOAS) or as a true variable air
volume (VAV) unit. ASCENDANT SERIES by SEMCO.
Circle 206. www.semcohvac.com
 Case in point.

A medium-sized office
building installed variable
frequency drives (VFDs) on
the wall fans of the newly
installed air handler to add
another layer of efficiency.

USE US for f an s and

pum p s .

The results:

Estimated energy savings

of 5% annually

Project payback in
less than 12 months

Xcel Energy rebates

helped cover over 36%
of project costs

Find more
case studies at
When you add variable frequency drives to the motors that run the HVAC fans and ResponsibleByNature.com/
pumps all over your facility, you can save an average of more than 20% on your case-studies.
motor-related energy costs. Plus, Xcel Energy offers VFD rebates that often cover
up to 60% of the expense. So you get short-term rebates…and long-term ROI.

Contact an energy efficiency specialist at 855-839-8862 or visit

ResponsibleByNature.com/business.

ResponsibleByNature.com
© 2015 Xcel Energy Inc.

FREE INFO: Circle 118 on Reader Service card or Buildings.com/freeinfo

 PRODUCTS & SERVICES
FOCUS on SOFTWARE SOLUTIONS
This enterprise energy intelligence software
platform provides visibility into real-time energy
costs, enabling decision makers to make accurate
budget accruals. The package includes real-time and
day-ahead index price or locational marginal pricing
(LMP). This allows companies to have the ability
to see how energy use affects operating costs not
just every hour but down to five-minute intervals.
ENERGY INTELLIGENCE SOFTWARE by ENERNOC.
Circle 207. www.enernoc.com
ServiceChannel Supply Manager automates and
standardizes purchasing equipment, parts, and
supplies. It helps facilities managers maintain
brand consistency across all sites and optimizes
cost and inventory control. The solution can be
used as a customized online catalog to consolidate
suppliers. Supply Manager aligns the growing trend
of shared responsibility that facilities management
and corporate procurement departments own in
a strategic sourcing initiatives. SERVICECHANNEL
SUPPLY MANAGER by SERVICECHANNEL.
Circle 210. www.servicechannel.com
40 BUILDINGS 07.15
FM:Interact Room Scheduling enables teams access
to meeting space suited to their specific needs.
Users can look up and reserve meeting space based
on size, layout, and installed amenities. The solution
integrates request notifications, approvals, and
updates into common calendar programs. FMs also
gain insight into the actual demand rates of their
meeting spaces. FM:INTERACT ROOM SCHEDULING
by FM SYSTEMS. Circle 208. www.fmsystems.com
Niagara Enterprise Security enables authorized
administrators to manage credential enrollment,
access rights, schedules, time, and attendance, and
manage alarm response in real time via a standard
browser. It uses advanced IP-based controllers,
eliminating the need for on-site PCs or thick
client software. Integrates with building control
systems and supports enterprise connectivity via
HTML, XML, BACnet, SNMP, and oBIX. NIAGARA
ENTERPRISE SECURITY by TRIDIUM. Circle 211.
www.tridium.com
The IBM Building Management Center is an
integrated open-deployment solution that
monitors thousands of data points from building
automation and control systems. The cloud
infrastructure connects seamlessly and privately to
on-site sources. It can also detect system problems
such as simultaneous heating and cooling and
proactively trigger corrective actions. IBM BUILDING
MANAGEMENT CENTER by IBM. Circle 209.
www.ibm.com
OfficeSpace Software is a solution for the allocation
and management of company workspaces and
moves. The interface provides users with the power
to track spaces, cubicles, rooms, and resources.
Individual and group moves can be planned
within seconds using a simple drag-and-drop.
Large scale moves can be planned using scenario
copies of existing floors allowing for rapid seating
scenarios for management review and approval.
OFFICESPACE SOFTWARE by OFFICESPACE.
Circle 212. www.officespacesoftware.com
 Education at your fingertips,
when your schedule allows!
BUILDINGSVIP is a 24/7 educational resource designed
to deliver webinar events and offer product solutions.
With vast amounts of educational content for facilities
professionals, BUILDINGSVIP offers FREE webinars to
help you make smarter, money-saving decisions for
your commercial buildings.

Register for our LIVE Webinars at BUILDINGSVIP.com

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SUSTAINABILITY HVAC ROOFING
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Practical Ideas for Breathe Easy with How to Maintain a The Transformation of
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 PAGE NO. PAGE NO.

Air Cycle Corporation.............. www.bulbcrusher.com......................................43 Kaivac............................................ www.kaivac.com................................................. 44

American Anchor..................... www.american-anchor.com............................43 MacroAir Technologies Inc.... www.macroairfans.com/cooling..................... 4
AD INDEX

Aquatherm ................................. www.aquatherm.com....................................... 44 Mitsubishi Electric Cooling & Heating

Bobrick Washroom Equipment Inc
www.mitsubishipro.com....................................13
www.bobrick-koala.com....................................21
MovinCool.................................... www.movincool.com/build.............................37
BOMA International................. www.eer.boma.org..................................Cover 4
National Grid - Regional......... www.ngrid.com/business............................. 18A
Bradley Corporation................ www.bradleycorp.com/advocate...Cover 2, 43
Pipe-Tytes Inc............................. www.pipetytes.com.......................................... 44
Cambridge Engineering Inc... www.cambridge-eng.com...............................42
Polyglass USA Inc .................... www.xtraflexroofsystems.com......................43
Carlisle SynTec Systems......... www.carlislesyntec.com..................................... 3
Chem Link.................................... www.chemlink.com........................................... 49 Quietside LLC............................. www.samsungdvms.com..................................14

Connectrac.................................. www.connectrac.com........................................43 RectorSeal................................... www.rectorseal.com..........................................43

DSX Access Systems Inc........ www.dsxinc.com...................................... Cover 3
Duro-Last Roofing.................... www.duro-last.com............................................45
Dynamic Air Quality Solutions
www.dynamicaqs.com..................................... 44
ECR International...................... www.retroaire.com.............................................43
Elkay Mfg Co............................... www.elkay.com/ezh20.................................16, 17
Envirospec Inc............................ www.envirospecinc.com................................. 44
Greenheck.................................... www.greenheck.com........................................ 48
HID Global Corporation.......... www.hidglobal.com...........................................43
Huguenot Laboratories.......... www.huguenotlabs.com..................................43
Interactive Touchscreen Solutions Inc
SCA Tissue North America... www.torkusa.com................................................. 8
Schneider Electric ................... www.schneider-electric.com............................ 7
Shortridge Instruments Inc... www.shortridge.com...........................................11
Spot Coolers............................... www.spot-coolers.com............................. 20, 43
Sunbelt Rentals......................... www.sunbeltrentals.com/climatecontrol..29
Uline............................................... www.uline.com.......................................................11
US Green Building Council (USGBC)
www.usgbc.org/leedon.....................................31
VARIDESK.................................... www.varidesk.com..............................................43
Veritiv............................................ www.veritivhpb.com..........................................47

www.itouchinc.com........................................... 44 Xcel Energy - Regional........... www.responsiblebynature.com.....................39

JVCKENWOOD USA Corp ... www.kenwood.com/usa.................................. 46 Zurn Industries LLC.................. www.zurn.com/hetc..........................................43

Energy Efficient Heating & Ventilating Wisconsin East

Just Got Easier.

Tony Dellamaria, VP/ Group Publisher Tony Fasano
tony.dellamaria@stamatsbusinessmedia.com tony.fasano@buildings.com
319/861-5047 262/749-0150 319/861-5048 FAX: 201/391-4837

West/Plains Inside Sales

Doug Knapp Paul Hagen
doug.knapp@buildings.com paul.hagen@buildings.com
641/682-1721 FAX: 702/926-9558 866/965-4205 FAX: 319/364-4278

With HTHV heating Midwest & Southeast

Lynne Pfister
technology, one piece of lynne.pfister@buildings.com
319/861-5186 FAX: 319/861-5186
equipment can dramatically
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SA250

Guy Wendler, President / CEO A Publication of Stamats

improve Indoor Air Quality guy.wendler@stamats.com Communications
PO Box 1888
at the same time it is Tony Dellamaria, VP / Group Publisher Cedar Rapids, IA 52406-1888
tony.dellamaria@stamats 319.364.6167
heating commercial and businessmedia.com FAX: 319.364.4278

industrial buildings. Peter Stamats , EVP / COO

peter.stamats@stamats.com

Chief Content Director Art Director

Chris Olson Elisa Geneser
chris.olson@buildings.com elisa.geneser@buildings.com

Senior Editor Graphic Designer

Janelle Penny Evan Brownfield
janelle.penny@buildings.com evan.brownfield@stamats.com
• Reduce Gas Consumption By At Least 20% • Increase Employee Comfort Senior Editor Senior Manager -
Jennie Morton Audience Development
• Improve IAQ With 100% Outside Air • Get a greater return on your investment jennie.morton@buildings.com Barbara Schrafel
barbara.schrafel@stamats.com
• Exceed ASHRAE 62.1 Fresh Air Requirements • Lower your HVAC operating costs E-Content Editor
Pete Campie Production Manager
pete.campie@buildings.com Megan Kommes
megan.kommes@stamats.com

To learn more about HTHV technology, • S-Series HTHV Heaters

SCHEDULE A LUNCH & LEARN TODAY: • SA-Series HTHV Heaters
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• Make-Up Air Ventilation http://subscribe.buildings.com
42
FREE INFO: Circle 119 on Reader Service card or Buildings.com/freeinfo
 SPECIAL ADVERTISING SECTION

PRODUCTS & SERVICES

Named a Money- During construction The Bradley
Saving Product of the Denver Advocate® AV-
for 2015, the Bulb International Series Lavatory
Eater® 3 w/ Intelli Airport’s Hotel, System integrates
Technology® lamp workers found that soap, faucet
crusher helps there was limited and dual-sided
customers ensure access in the 6-story hand dryer into a
compliance, while interior glass wall touchless, all-in-one
generating savings. around 4 levels of solution. Its sleek,
The system is OSHA escalators. American innovative design
& ACGIH compliant, ETL certified, and provides a Anchor’s solution: a monorail system, at the finished incorporates sustainability features that conserve
certified online training program to ensure operator ceiling that allows access out and above the void, water, reduce energy use and eliminate paper towel
safety. View Demo and Call 800-909-9709 for more yet is almost invisible to the public. waste. The Advocate is ADA compliant and now
information. www.BulbCrusher.com Circle 160. www.american-anchor.com Circle 161. available in 10 new Terreon® solid surface colors. For
more information, please visit
www.bradleycorp.com/advocate. Circle 162.

The Connectrac RQTH is a vertical HID Global is the

On-Floor Wireway packaged heat trusted leader in
installs directly on pump that can products, services
top of any type directly replace the and solutions related
of flooring. The discontinued Carrier to the creation,
industry’s proven 50QT. This efficient management,
alternative to unit is installed in a and use of secure
core drilling and closet for ducting identities. HID
trenching offers a to adjacent rooms, Global’s served
wide array of power, AV and telecom connectivity resulting in maximum comfort at minimal expense. markets include physical access control; IT
options. The On-Floor Wireway is the best solution Applications include condominiums, apartment security, including strong authentication/credential
when speed of installation and cable capacity are buildings, dormitories, hotels and motels. For more management; card personalization; visitor
critical. Connectrac.com information, please visit retroaire.com or call management; government ID; and identification
Circle 163. 800-228-9364. Circle 164. technologies for a range of applications.
hidglobal.com Circle 165.

Huguenot XtraFlex® roof Stop floor drain

Laboratories offers systems are odors before
comprehensive designed to provide they start with
laboratory better protection, waterless trap
analysis testing higher reflectivity, protection. SureSeal
services for Fire and the most cost is the solution for
Protection Systems efficient coverage replacing failed
(FPS). Water for building trap primers and
Testing includes exteriors. Matching easily solving odor
Anaerobic and the right system problems associated
Aerobic MIC bacterium studies, and 23 complete with the right design solution, whether repairing, with drains. SureSeal eliminates expensive trap
mineral comparison studies to determine if mineral restoring, or replacing the existing roof system is primers and blocks noxious sewer gases from
deposition is a contributing factor in causing critical in saving time and energy. Call 800.374.7663 backing up into living/work areas. No Trap Primers!
corrosion and under deposit corrosion in fire or visit www.xtraflexroofsystems.com for more No Odors! No Bugs! No Problems! 713-263-8007
sprinkler systems. www.huguenotlabs.com information. Circle 167. 800-231-3345 www.rectorseal.com. Circle 168.
Call 800-228-3793. Circle 166.

The MovinCool VARIDESK is an The Zurn High

Office Pro 63 from effective and Efficiency Toilet and
Spot Coolers affordable height- Carrier System is a
Spot Coolers is adjustable standing 1.1 gpf flush valve
providing the desk that gives and bowl design
MovinCool Office Pro users the freedom that yields 31%
63 for rent or sale. to switch easily water savings over
The Office Pro 63 between sitting 1.6 gpf systems.
is a 460V, 3-Phase and standing The EZCarry carrier
system that provides throughout the day. VARIDESK works with your is the first carrier in the industry to meet OSHA
60,000 ETL-Verified Btu/h of cooling. It is designed existing furniture and comes fully assembled and recommendation for a one-man carry. The EZCarry
to cool large spaces and serves as an ideal solution ready-to-use right out of the box – no assembly is 30% lighter, installing faster with labor saving
for temperature sensitive server/telecom equipment required. To learn more, visit VARIDESK.com features with reduced system weight. Visit
rooms. The Office Pro 63 provides customers with the Circle 170. www.zurn.com/hetc for more details. Circle 171.
ultimate in convenience and ease of use. Circle 169.

43
 Aquatherm delivers the best
of metal and plastic pipe in
one versatile system for
PHVAC applications.
MARKETPLACE

It handles 180ºF water at 100 psi,

yet doesn’t rust, corrode, or leach.
A heat fusion connection eliminates
leak paths and is so reliable it has a
10-year multimillion dollar warranty.
Aquatherm offers a natural R-value,
excellent flow rates and stable,
competitive material costs. And while
recyclable, it’s got no scrap value.
Save The Day with
Aquatherm!

www.aquatherm.com 801-805-6657

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card or Buildings.com/freeinfo card or Buildings.com/freeinfo card or Buildings.com/freeinfo

Aquatherm_Ad.indd 1 2/3/14 3:03 PM

Low Cost,
High Performance
Floor Care

Works on WALL MOUNT and floor

The OmniFlex™ AutoVac from Kaivac
mount toilets! Locks on w/ 3 clamps. delivers the performance of an
Change out many toilets fast. autoscrubber at a fraction of the cost –
Cleaner repair jobs. Saves your back. and the hassle. But don’t take our word

Check out video on websites. for it. See for yourself and experience
the difference. Visit www.KaivacAV.com
www.toiletkart.com www.pipetytes.com for more information or to request a
email: salesdept@pipetytes.com demonstration.

44 FREE INFO: Circle 175 on Reader Service FREE INFO: Circle 176 on Reader Service FREE INFO: Circle 177 on Reader Service
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 Reduce_HP-Buildings.qxp 5/1/15 10:41 AM Page 1

PRODUCTS & SERVICES CONTINUED

Thermoformed Ceiling Panels and Tiles are

made from a thin, rigid plastic and have a NRC
rating up to 0.85. Unaffected by moisture, the
panels can be washed, significantly reducing
replacement costs associated with mineral fiber
ceilings. The tiles can be made with translucent,
opaque, clear-frosted, and transparent material
for luminous ceilings. The panels can be installed
beneath fire sprinklers. THERMOFORMED CEIL-
ING PANELS AND TILES by CEILUME. Circle 213.
www.ceilume.com

The T9106MD Stationary Acoustic Louver

restricts noise generated by mechanical equip-
ment while acting as an exterior weather louver.
It complies with the AMCA 540 Test Method
for Louvers Impacted by Wind Borne Debris.
Approved under the Florida Building Code and
qualified for use in Miami-Dade County. T9106MD
STATIONARY ACOUSTIC LOUVER by AIROLITE.
Circle 214. www.airolite.com
Reduce, Recycle,
Reimagine.
The Private Office Solution integrates lighting
and controls. It combines recessed LED lumi-
naires, a ceiling-mounted occupancy sensor, and
a wall panel. All elements are interoperable and
allow facility managers to customize light levels, Duro-Last® was founded on the idea of pre-
qualify energy savings, and tailor personal visual
comfort levels while helping meet code and bud-
fabrication, which greatly reduces scrap on
get requirements. PRIVATE OFFICE SOLUTION the job site and makes roof installations
by ACUITY BRANDS. Circle 215. much quicker. Later on, our founder, John
www.acuitybrands.com
R. Burt, created Oscoda Plastics® to make
resilient flooring out of manufacturing
Edgestone Kitchen Faucet brings water
conservation to multifamily properties. The scrap. Recycling is just as important to us
ridgeless faucet is easy to clean and its ceramic today – last year alone, Duro-Last recycled
disc cartridges are nearly maintenance-free. 3.5 million pounds of PVC.
Can be installed as a single-hole applica-
tion into solid countertops or as a three-hole
coverplate with conventional sinks. At 1.5 gpm,
the pulldown faucet offers a spray for rinsing
in addition to the aerated stream for everyday
cleaning. EDGESTONE KITCHEN FAUCET by
CLEVELAND FAUCET GROUP. Circle 216.
www.cggonline.com

Ideal for conference or board rooms, this sound

masking package protects confidential or
sensitive conversations. A control module
placed inside the conference room powers the
sound masking emitters placed in the ceiling
just outside the area. Two included privacy signs
inside and outside light up to indicate when the
Sustainability
system is running. QT CONFERENCE ROOM EDI- without compromise.
TION by CAMBRIDGE SOUND MANAGEMENT.
Circle 217. www.cambridgesound.com Visit duro-last.com
or call to find out more.
Particles is a geometry-inspired collection of
modular benches and tables that can stand 800-248-0280
alone or combine in an array of configurations.
Pieces are easy to reconfigure if space require-
ments or preferences change, making them a
great fit for collaborative spaces where needs
may change quickly. Available in widths of 20, 28,
or 36 inches and varying heights with optional “Duro-Last” and the “World’s Best Roof”are registered marks owned by Duro-Last, Inc.
“Oscoda Plastics” is a registered mark owned by Oscoda Plastics, Inc.
power ports. PARTICLES MODULAR COLLEC- Reduce-Recycle-Reimagine_SUS_9.9.14_1

TION by ENCORE SEATING. Circle 218.

www.encoreseating.com
FREE INFO: Circle 120 on Reader Service card 45
or Buildings.com/freeinfo
 PRODUCTS & SERVICES CONTINUED

The Omega Series Supplementing This self-contained

line of concealed both heating and LED troffer auto-
tank and carrier cooling, this high- matically responds
toilets pairs a Duofix volume, low-speed to environmental
carrier frame with fan circulates air up changes to con-
an Omega in-wall to 85 feet from its serve energy. An
toilet tank and adds center to cover up included control
a range of easy- to 22,000 square platform helps de-
to-install dual flush feet per fan. Its four liver cost-effective,
plates for a seamless blades turn slowly, energy-efficient
restroom appearance. Users can choose from a 0.8 moving air gently to reduce both the noise level and lighting and integrates into the building manage-
or 1.6 gpf flush to save water. Height-adjustable and the facility’s energy consumption. Available with ment infrastructure. Available in three sizes and
fits into a standard 2x6-inch wall. OMEGA SERIES by diameters of 8, 12, 16, 20, and 24 feet. REVOLUTION four color temperatures. Lifetime is rated at over
GEBERIT. Circle 219. www.geberit.us FAN by RITE-HITE. Circle 220. www.ritehite.com 50,000 hours at L80. ALR PNP SMART LED TROF-
FERS by AMERICA LIGHTING RETROFIT. Circle 221.
www.alrled.com

Featuring 2,000
pounds of holding
force, this electro-
mechanical gate
lock supports a
standard mortise
cylinder, enabling
the use of a key
override if neces-
sary. A self-aligning
receiver helps it handle up to 100 pounds of pre-
load. Standard fail locked, standard fail safe, fail
locked monitored, and fail safe monitored models
are available. GL1 ELECTROMECHANICAL GATE

ARE YOU DOING

LOCK by SECURITRON. Circle 222.
www.securitron.com

ALL YOU CAN SpaceRunner is

a web-based FM

TO ENSURE
application that
replaces floor plans
and spreadsheets

THEIR SAFETY? with an intuitive

management
interface. Users can
map out individual
spaces and tag
them with icons to visualize equipment, assets, and
other data. A Visual Asset Management function
In an emergency, relying on keeps things manageable with minimal updating
needed. SPACERUNNER by XYICON. Circle 223.
smartphones for critical www.xyicon.com
communications is not an option.
Kenwood NX-5000 digital
GreenHarvest
radios don’t rely on the public paper products
network and work in the most incorporate 20%
rapidly renewable
demanding, continuous use plant-based fiber
conditions. With text messaging into towels and
tissues. Bamboo
and GPS, they can tie into and wheat straw
your existing telecomm or fiber partially
replace recycled or
IP network. Call today to tree fibers, helping alleviate the strain on natural
set up a demo. forests and creating a use for often-wasted wheat
byproducts. All are FSC certified and most carry
ECOLOGO certification. GREENHARVEST PAPER
PRODUCTS by KIMBERLY-CLARK PROFESSIONAL.
1-800-950-5005 www.kenwood.com/usa Circle 224. www.kcprofessional.com

46 FREE INFO: Circle 121 on Reader Service card or Buildings.com/freeinfo

 This online The Stir Kinetic Desk The powerful
portal automati- M1 is a height- UV-C lamp from
cally displays floor adjustable desk this HVAC fixture
plans, contact powthat senses a efficiently destroys
information, and user’s presence, surface microbes
other building learns their prefer- and organic
and campus ences, records their matter that affect
information to 911 goals, and reminds efficiency and
dispatchers when- them to move IAQ. By preventing
ever an emergency throughout the buildup, coils and
call originates from within the facility boundaries. day. A touchscreen inlaid in the desk surface, built-in drain pans remain clean and functional. Units mount
Immediate access to details means emergency connectivity, and auto-login make desk sharing easy. from the exterior through small openings and require
responders are better prepared when they arrive. Height ranges from 25-50.5 inches. STIR KINETIC no interior access. STINGER UV-C FIXTURE by UV
Calls from both landlines and mobile phones DESK M1 by STIR. Circle 226. www.stirworks.com RESOURCES. Circle 227. www.uvresources.com
are supported. SMART911 4.0 by RAVE MOBILE
SAFETY. Circle 225. www.ravemobilesafety.com

Shallow housing
only 3.5 inches
deep lets this
LED downlight
fit seamlessly
into small ceiling
spaces. Using
just 22.5W, the
ENERGY STAR-
rated light delivers
up to 1,375 lumens, almost double that of an MR16
halogen. Features include color temperatures of
2700-4000K, a CRI up to 90 and a 70,000-hour

solutions for
life. AETHER DOWNLIGHT by WAC LIGHTING.
Circle 228. www.waclighting.com

Designed to
high-performance
buildings
retract in less
than a minute, the
Retractable Wall
creates customiz-
able, unobtrusive
spaces that can be
easily reconfigured
It’s your building… at its best
for changing work
environments. Veritiv™ High Performance Building Advisors are ISSA® CIMS
Walls are remote controlled and soundproof for and LEED® green cleaning certified, and will design and
safe, effective operation and are available in felt, implement high-performing facility cleaning and maintenance
wood, and vinyl with a variety of color options.
RETRACTABLE WALL by TUDELÜ. Circle 229.
programs that are unique to your building’s needs. The end result?
www.tudelu.com
Seamless and sustainable operations.

vx Observe is a Cleaner facilities.

software-as-a-
Happy, healthy and productive occupants.
service alarm
management
product that can
streamline alarms,
automate build-
ing operations,
and reduce work
orders, energy
use, and refrigerant leaks. Includes reactive alarm
management and predictive analytics to assess
alarm urgency and automate workflows. Uses open Learn more at veritivhpb.com
API capabilities to allow connections between a xpedx and Unisource Worldwide merged to create Veritiv™ — a leading provider of Facility Solutions.
variety of building control systems. VX OBSERVE © 2015 Veritiv Corporation. All rights reserved. Veritiv and the Veritiv logo are trademarks of Veritiv Corporation or its affiliates.
All other trademarks are the property of the respective owners and are used herein for identification purposes only.
by VERISAE. Circle 230. www.verisae.com

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 PRODUCTS & SERVICES CONTINUED
Quality Air. Our end-product.

“Who says
Omni Pro II is a By providing a
security and au- flexible blanket of

, tomation control protection over ex-

I can t system for small

commercial instal-
terior wall assem-
bly and controlling

have it all!”
lations. Supports the movement of
up to 176 security air through the
zones, 64 thermo- building envelope,
stats, 31 rooms for Aero-Perm perme-
lighting control, able air and water
and 16 access control readers. Also includes five barriers can reduce air leakage. Available in fluid-
serial ports for connecting to irrigation, telecom, applied and self-adhering versions for a variety
A/V, and window covering controls. System can of applications and can be used as air, vapor, and
be controlled remotely via a smartphone or tablet. water control layers in rainscreen assemblies.
OMNI PRO II by LEVITON. Circle 231. AERO-PERM by THE GARLAND COMPANY.
www.leviton.com Circle 232. www.garlandco.com
Fans | Energy Recovery |
Packaged Ventilation | SOPRASTAR is a Providing consis-
Make-up Air | Kitchen Ventilation | reflective white tent illumination
Lab Exhaust | Dampers | roofing surface that without hot spots,
can reduce roof the LSL Series
Louvers | Coils
temperatures by LED luminaires are
40-60 degrees F. designed for use in
© 2015 Greenheck

compared to tradi- standard 15/16-inch

tional black options. inverted T-bar grid
Design requires no ceilings. Available in
recoating and is 2x2-foot and 2x4-
resistant to dirt. Includes comprehensive warranty foot sizes with up to 103 lumens-per-watt efficacy,
and is ranked by the Cool Roof Rating Council for CRI greater than 84, and a rated life over 50,000
high reflectance. SOPRASTAR by SOPREMA. hours. Luminaires include a 5-year warranty. LSL
Circle 233. www.soprema.us SERIES by LAMAR LIGHTING. Circle 234.
www.lamarlighting.com

Installed under SL Fixtures can

asphalt shingles, replace faltering
PerfectlyClear Roof lights in stairwells
De-Ice heating and garages while
Building owners, facility panels can prevent providing energy
managers and maintenance the formation use reduction up
of ice dams. to 80%. Available
supervisors are thrilled to see
Features nail-free in 1-, 2-, and 4-foot
the breadth of Greenheck’s installation, 15-year lengths and lumen
high-performance, energy- limited warranty, outputs from
and waterproof, maintenance-free design provid- 1500-4000 lumens. Includes a 7-year warranty and
efficient product offering. We
ing 10 watts per linear foot. Can be installed in new options such as integrated occupancy sensor and
started out as a fan company construction or retrofits. PERFECTLYCLEAR ROOF battery backup. SL FIXTURES by TERRALUX.
a long time ago, but today DE-ICE by CALORIQUE. Circle 235. Circle 236. www.terralux.com
we’re a whole lot more than www.calorique.com

that. In fact, we are every-

thing you and your occupants Smooth out The Pass & Sey-
need for reliable air uneven, rough, or mour Plug Load
movement, control and deteriorated inte- RF Receptacle
rior concrete floors works with existing
conditioning. Learn more with Floor-Top STG, occupancy sensors
at greenheck.com. a traffic-grade, to reduce facility
single-component, plug loads. The
shrinkage-compen- receptacle works
sated, self-leveling with RF signal
floor topping and packs and uses an
underlayment. The mix can be pumped or poured internal relay to automatically switch plug loads
to install and applied up to 1 inch thick in a single on or off. Meets UL498B and Federal Specification
application. FLOOR-TOP STG by W.R. MEADOWS. WC-596 and is available in six color choices. PASS
greenheck.com Circle 237. www.wrmeadows.com & SEYMOUR PLUG LOAD RF RECEPTACLE by
715-359-6171 LEGRAND. Circle 238. www.legrand.us

FREE INFO: Circle 123 on Reader Service

48 card or Buildings.com/freeinfo
 Chroma is a The Gem Series The AL Graze DC
solar shade fabric Clamp-To-Seam DMX is a high
constructed of Snow Retention output, DC-
fiberglass and systems protects powered linear
aluminum to de- the integrity of graze light fixture
liver glare control, standing steam that illuminates
thermal comfort, metal roofs. Avail- smaller spaces.
and view through. able in single or Available in 1- and
The design reflects double bar retention 4-foot sections with
up to 78% of solar in 1- and 2-inch bar RGB, RGBW, Dy-
radiation, blocks up to 98% of visible light, and can size. Available powder coated or with a Kynar finish to namic White, or 2700K-4000K. Features 70% lumen
improve the combined solar heat gain coefficient match the roof. GEM SERIES CLAMP-TO-SEAM SNOW maintenance at 150,000 hours providing around 400
up to 29%. Meets ASTM, NFPA, and California U.S. RETENTION SYSTEMS by SNO GEM INC. Circle 240. lumens/foot. AL GRAZE DC by ACCLAIM LIGHTING.
Title 19 standards. CHROMA by MERMET. www.snogem.com Circle 241. www.acclaimlighting.com B
Circle 239. www.mermetusa.com

The M1000 Eleva-

tor Drive provides
advanced control
functions with an
easy-to-use inter-
face to operate
induction motor
and permanent
magnet motor
elevators reliably.
Features elevator-specific software, adjustable
parameters, and serial interfacing. Provides over
70,000 hours of maintenance-free operation.
M1000 ELEVATOR DRIVE by MAGNETEK.
Circle 242. www.elevatordrives.com

VideoXpert is a
video informa-
tion management
system that scales
for all sizes of secu-
rity infrastructures.
Features plug-in
architecture for
system expansion
and third-party
integration, aggregates existing VMS networks
through one interface, and is available with an
embedded mapping interface. VIDEOXPERT by
PELCO by SCHNEIDER ELECTRIC. Circle 243.
www.pelco.com

Mule-Hide PVC
KEE HP Roofing
Systems provide
the durability of
CHEM LINK offers a family of high-performance occupants, ensuring Indoor Air Quality and
PVC systems with
polyether sealants and adhesives for practically easing liability worries for building owners. And
enhanced thermal every application throughout the building they deliver the highest levels of performance
performance, envelope whether for hospitals, schools, offices in strength, adhesion, and flexibility.
chemical resis- or homes. CHEM LINK sealants are solvent-free
For more information, contact us at 800-826-1681
and contain virtually no VOCs, eliminating toxic
tance, flexibility, or visit us at www.chemlink.com.
risk to contractors and building
and weldability.
Includes resistance to UV radiation, ozone, and
oxidation. Available in 5- and 10-foot-wide rolls
that can be used in either mechanically fastened
or fully adhered installations. MULE-HIDE PVC KEE
HP ROOFING SYSTEMS by MULE HIDE PRODUCTS.
Circle 244. www.mulehide.com

FREE INFO: Circle 124 on Reader Service card or Buildings.com/freeinfo 49

Half pg 4.625 x 7.5

 FM COST TRENDS

Housing Starts Are Driving

Construction in 2015
H ousing construction is showing gains of 15-20% so far this year.
Housing starts are up to more than 1 million (adjusted) and
showing signs of sustainable momentum. This bodes well for the
rest of the construction industry, which traditionally lags housing
activity by two years. Commercial construction should show gains
this year in the 5-10% range, with certain segments such as hotels
and offices leading the way. Institutional construction is mixed, with
schools and hospitals down from last year.
Increases in construction materials prices are moderating.
Many economists believe that we are entering a period of soft
commodity prices. Currently, overall prices are up about 2%
compared to 2014, but not across the board. Labor is up 1.6%.
Sooner or later the price of iron ore affects steel. Prices for
hot rolled steel bar have been sliding downward since 2011 and
are likely to continue sliding through 2015. Outpacing prices for
construction materials generally, concrete block (CMU) is showing
increases this year in the 3-4% range. After dipping and flattening
out last year, crushed stone prices have turned upward. After
lows in 2010, glass has moved consistently with the fortunes of
construction. Glass is up 8% over the last 5 years for a consistent
average of 1.6% increases annually. Although precast concrete had
a price spike in the third quarter of 2014, prices have moderated
since then. Gains will likely be in a 2-3% range in 2015.
NOTE: ALL DATA IS BASED ON INDICES RATHER THAN UNIT OR QUANTITY PRICES.
SOURCE: U.S. DEPARTMENT OF LABOR, PRODUCER PRICE INDEX

CONSTRUCTION MATERIALS HOT ROLLED STEEL BAR

220 265
215 245
210 225
205
205
200
195 185
190 165
185
145
180
175 125
170 105
2009 2010 2011 2012 2013 2014 2015 2009 2010 2011 2012 2013 2014 2015

CMU BLOCK CRUSHED STONE

260 300
290
250
280
240 270

230 260
250
220
240
210
230
200 220
2009 2010 2011 2012 2013 2014 2015 2009 2010 2011 2012 2013 2014 2015

GLASS PRECAST CONCRETE

136 260
134
250
132
130 240

128 230
126
220
124
210
122
120 200
2009 2010 2011 2012 2013 2014 2015 2009 2010 2011 2012 2013 2014 2015

For more facilities cost data, visit the BUILDINGS bookstore at www.bnibuildings.com.
Additional building case studies are available at DCD.com

50 BUILDINGS 07.15
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 the data
you need
to succeed
Want to maximize asset performance and stay current with the latest
trends in the commercial real estate marketplace? Subscribe to BOMA’s
2015 Experience Exchange Reports, which offer the essential data and
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For nearly a century, BOMA’s Office Experience Exchange Report (Office
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