CRAIG SHEEHY

1、UNDERSTANDING SUSTAINABLE BUILDING OPERATIONS理解可持续建筑运营Greening Your Building Toward The Bottom Line为了降低运营成本，让您的建筑变成绿色建筑PRESENTED BY: CRAIG SHEEHY PRESIDENT/CEO讲师：克雷格 希伊，总裁兼首席执行官What Is The Purpose?宗旨是什么？n Environmental Benefitsn 环境效益Reduce impact on natural resources减少对自然资源的影响n Community Benefitsn 社

2、会效益 Reduce strain on local infrastructure 减轻地方基础设施的压力n Health Benefitsn 健康效益 Enhance tenant comfort and health 增强居住者的舒适度，提高居住者的健康水平n Economic Benefitsn 经济效益 Improve bottom line 提高收益 Marketing tool 营销工具n Personal Benefitsn 个人效益 Be a leader in your industry and support environmental efforts 成为行业领袖，支持环

3、保工作CBRE, USD & McGraw-Hill Survey据世邦魏理仕、圣地亚哥大学以及麦格劳-希尔建筑公司调查显示：n 147 Building Nationwiden 全国147栋建筑n 721 Tenantsn 721个租户Do Green Buildings Make Dollars & Sense?绿色建筑是否可行并盈利？n 58,638,539 Rentable SFn 可租用面积达58,638,539平方英尺n Average Energy Star Score 89n “能源之星”平均分：89分CBRE, USD & McGraw-Hill Su

4、rvey2012 Findings 据世邦魏理仕、圣地亚哥大学以及麦格劳-希尔建筑公司2012年的调查结果显示：n Tenants in Green Buildings Claim Higher Productivity & Less Sick Daysn 相比之下，绿色建筑租户的生产率较高，员工生病率较低nReinforced Increased Demand for and Value of Green and in Particular for LEED Certified Buildingsn绿色建筑，尤其是LEED认证建筑的需求与价值不断上升nEnergy Star Aver

5、age Score Continues Improvingn“能源之星”平均分不断提高nOccupancy & Rental Rates Better than Marketn入住率与租用率优于大盘nDownturn is Impacting Green Commitmentn经济不景气对绿色承诺带来冲击CBRE, USD & McGraw-Hill Survey2012 Findings Occupancy世邦魏理仕、圣地亚哥大学以及麦格劳-希尔建筑公司2012年调查结果-入住率Big Reveal: Market Avg. 83.15%大揭秘：市场平均入住率83.15%n

6、Green Building Occupancy is GenerallyBetter than Market & Better Over Timen 绿色建筑入住率普遍优于大盘并且高于以往n Survey Set 2.59% Better on Averagen 调查显示 平均高出2.59%n LEED Buildings 2.41% Better on Averagen LEED建筑 平均高出2.41%CBRE, USD & McGraw-Hill Survey2012 Findings Rental Rates世邦魏理仕、圣地亚哥大学以及麦格劳 - 希尔建筑公司2012年

7、调查结果 - 租金Big Reveal: Market Avg. $27.62大揭秘：市场平均价27.62美元n Green Building Rental Rates is GenerallyBetter than Market & Better Over Timen 绿色建筑租金普遍优于大盘并且高于以往n Survey Set $0.43 PSF Better on Averagen 调查显示每平方英尺平均高出0.43美元n LEED Buildings $2.54 PSF Better on Averagen LEED建筑每平方英尺平均高出2.54美元GREEN BUILDING

8、S BECOME THE TIE BREAKER绿色建筑突破僵局n Generally perform 20%-30% better经济效益普遍提高20%30%n Many trophy tenants Corporate, State & Federal are requiring LEED许多重视形象的租户，例如企业、州以及联邦机构等，均需要LEED2013 The Compelling Economics ofGreening Commercial Real Estate2013 绿色商业地产的良好经济效益n When comparing Building A (LEED Cer

9、tified) to Building B (Brown Building), if buildings are similar, the Sustainable Building should win in 8 out of every 10 dealsn 将建筑A（通过LEED认证）与建筑B（褐色建筑）进行比较，如果两栋建筑很相似，那么可持续性建筑被看中的几率约为80%n Economic Benefits what if the studies are true?n 如果这些研究是真实的，那么绿色建筑可以带来什么样的经济效益呢？FOCUS ON WATER, ENERGY,WASTE &

10、amp; IMPROVING INDOOR AIR QUALITY 把焦点放在水、能源、废弃物以及改善室内空气质量上START WITH THE LOW HANGING FRUIT从可轻松实现的目标开始Sustainability Made Easy轻松实现可持续性n Water Though water is still relatively inexpensive for now there still are easy ways to save with a payback. n 水：尽管目前水的价格相对较低，仍然有一些通过节省水资源提高收益的简单方法 n Energy The Holy

11、 Grail of Sustainability The cheapest form of energy is one not used.n 能源：可持续性的必杀技最便宜的能量形式尚未投入使用n Waste Surprised at the low percentage of recycling rates across the Country.n 废弃物：全国各地的废弃物回收率均处于较低水平n Indoor Air Quality Healthy buildings increase productivityn 室内空气质量：健康建筑可以提高生产力SAMPLE BUILDING 250,00

12、0 S.F. 1,000 OCCUPANTS 30 RESTROOMS 3.5 GPF W/C - 1.0 GPF URINAL - 2.2 GPM SINKS样板建筑：250,000平方英尺，1,000名住户，30个公共洗手间，3.5GPF（每次冲洗用水加仑数）抽水马桶，1.0GPF小便池，2.2GPM（每分钟加仑数）盥洗台Water Savings Restrooms节约用水 公共洗手间nStart with Aerators on Faucets - $2 - $5 each Change out to .5 gpm aerators Saves 331,000 gallons annu

13、allyn从水龙头上的加气仪开始-每个加气仪价值25美元，换成0.5gpm加气仪，每年可节省331,000加仑水nUrinals Test .5 gpf flush valves will work in most urinals without having to replace entire unit. Assume $100 each. Saves 195,000 gallons annuallyn小便池-检查0.5gpf冲洗阀，此阀适用于大多数小便池，无需更换整个装置，每个冲洗阀价值100美元，每年可节省195,000加仑水n Water Closets Usually a Capit

14、al Expense Recommend changing entire unit and not just flush valve to 1.28 gpf unit. New Technology helps these low flush units perform. Saves 1,154,400 gallons annuallyn 抽水马桶-通常属于资本支出，不要仅更换冲洗阀，建议将整个装置更换成1.28gpf装置。这种低量抽水马桶采用最新技术，运转良好。每年可节省1,154,400加仑水n Save up to $13,000 US annuallyn 每年可节省高达13,000美元

15、SAMPLE BUILDING 250,000 S.F. 1,000 OCCUPANTS SUBURBAN BUILDING WITH TURF样板建筑：250,000平方英尺，1,000名住户，带草坪的郊区建筑Water Savings Landscape节约用水 景观n Have Landscape Contractor Provide Proposal on What It takes to Save 50% in Water and Provide Paybackn 让景观承包商提出一个通过节水百分之五十来提高收益的方案n Replace Sprinkler Heads Use hig

16、h efficiency heads - $5 each and will save 30% in water usen 更换洒水喷头-使用高效喷头，每个喷头价值5美元，可节省30%的用水量n Use drip lines when applicable and rain sensors Rain Sensors - $25 eachn 使用滴灌管（可行时）以及雨水传感器-每个雨水传感器价值25美元n Satellite Irrigation Controls Capital Expense System controlled by Weather Satellite. Assume $10,

17、000 US Saves 40% - 50% on irrigated watern 卫星灌溉控制装置-资本支出，系统受气象卫星控制。每套装置价值10,000美元，可节省4050%的灌溉水BUILDING MUST HAVE COOLING TOWER建筑物必须要有冷却塔n Cooling Tower is the Largest Use of Water in a building.n 冷却塔是一栋建筑物里用水量最大的设备n Install Controls on Cooling Tower - $1,000n 在冷却塔上安装控制装置-每个装置价值1,000美元Water Savings C

18、ooling Tower节约用水 冷却塔n Meter the Blow Down/Evaporation You pay sewer charges on all water that comes in through your domestic line. Show amount of water that did not go into sewer. Sewer Charge Rebate payback is weeks or monthsn 用仪表测量排气量/蒸发量-您必须按照您的生活管道的水流量支付污水处理费。显示未进入污水管的水量。每隔数周或数月退还一次多缴的污水处理费n Can

19、 we reduce water cycles per day in cooling tower without effecting performancen 我们是否可以在不影响冷却塔正常运转的情况下减少其每天的水循环次数BENCHMARKING IN PORTFOLIOMANAGER FOR ENERGY STAR“能源之星建筑集群管家”中的基准评价n Portfolio Manager helps you track and assess energy and water consumption within individual buildings as well as across

20、your entire building portfolion “建筑集群管家”帮助您跟踪评估独栋建筑以及整个建筑集群的能耗与耗水量Energy Savings节 能 n Enter energy consumption and cost data into your Portfolio Manager account to benchmark building energy performance, assess energy management goals over time, and identify strategic opportunities for savings and re

21、cognition opportunitiesn 将能耗与成本数据输入您的“建筑集群管家”帐户，从而用基准问题测试建筑能效，评估能源管理目标，确定节省能源的战略机遇n For many facilities, you can rate their energy performance on a scale of 1100 relative to similar buildings nationwide. A score of 50 would be an average building. Energy Star normalizes for weather, occupancy and bu

22、ilding operation to compare with other buildingsn 对于许多设施，您可以参照全国类似建筑的情况用1至100分给其能效打分。50分说明该建筑是一栋寻常的建筑。为了与其他建筑物进行比较，“能源之星”在气候、入住率以及建筑运营方面采用规格化数据ENERGY AUDIT能源审计n ASHRAE Level II or Re-Commissioning Huge opportunity to find low cost/no cost energy savings. Paybacks are normally less than 2 years but I

23、 find that they are less than 1 yearn ASHRAE二级能源审计或者重新试运转-寻找低成本/无成本节能方式的大好机会。通常在两年内可以得到回报，但是我发现他们在一年内即可得到回报n Savings are from 5% to 20% on energyn 节省5%20%的能源n Audit develops an understanding of the system operation, identifies measure to optimize performance and develop a plan to optimize performanc

24、en 通过审计深入了解系统的运转情况，确定优化性能以及制定性能优化方案的方法n Buildings I have performed Energy Audit for LEED Points are averaging 108% ROI on all LEED costs with a 1 year Paybackn 拿我进行过LEED得分点能源审计的建筑来说，在所有LEED成本上，他们的平均投资回报率为108%，投资回收期为一年YOU DONT HAVE TO HIT A HOMERUN SINGLES ADD UP TO HUGE ENERGY SAVINGS节能不必全家总动员，单身贵族们

25、也可以节省大量能源Energy Savings Low Cost/No Cost节能 低成本/无成本n Change 32 watt T8 bulbs to 28 watt Eye cant perceive a change in light. 12.5% savings on lighting. Also try 25 watt for additional savingsn 将32瓦的T8灯泡换成28瓦的灯泡-眼睛根本感受不到光线上变化。在照明上即可节省12.5%的耗电量。如果想节省更多能源，可以尝试一下25瓦的灯泡n Delamp If you have 3 lamp fixtures

26、 remove center lamp. 33% savingsn 拆除灯具-如果您使用的是带三个灯泡的灯具，取下中间的灯泡，即可节省33%的耗电量n Stairwells Burning 24/7 Motion Sensors Check with Local Authority First Delamp Reduce the amount of bulbsn 楼梯间-每日只需亮灯七小时，采用运动传感器，首先与地方当局协商，拆除灯具，减少灯泡数量n Building Start Up Perform Trials Can we start up system 30 45 minutes la

27、ter and still bring up to speed before tenants arriven 建筑启动-试运行，我们能否在3045分钟后启动系统并且在租户到达之前了解最新情况n Building Shut Down Can we shut down system 30 minutes to an hour early keeping fans running and let building load carry you through the rest of the dayn 建筑关闭-我们能否在保证风机持续运转的情况下将系统关闭时间提前30分钟1小时，让建筑在这一天剩下的时

28、间内正常运转n Thermostats As long as fans are running people cant decipher a couple degrees in temperature.n 温度调节装置-只要风机持续运行，人们并不能感受到明显的温度变化n Visit Building After Hours Twice a year property/facility managers should show up at building after janitorial has gone home and just look and listen to see what is

29、 on and what is runningn 下班后视察建筑-物业/设施管理人员应在门房回家之后对建筑进行视察，每年两次，主要负责查看哪些设备仍在运转n Install Occupancy Sensors Most old tenant improvements dont have. Look at passing through as operating expense savingsn 安装感应开关 - 大部分租户并没有安装此开关。此方法可节省营运成本WHAT ARE WE THROWING INTO LANDFILL我们把哪些东西扔进了垃圾填埋场Waste废弃物n Perform W

30、aste Audit (Dumpster Diving) Suggest hiring company to perform. Assume $2,000. Great tool that shows what is being sent to landfill that could have been recycledn 进行废弃物审计（垃圾搜寻） -建议雇用一家公司进行此项审计。费用2,000美元。使用一个工具显示被送至垃圾填埋场的可回收废弃物n Recycling Program - Put together programand communicate to tenants. Cont

31、est between floors?n 回收项目-将所有项目一起告知租户，各楼层之间展开竞争n Recycling Cans Make them convenient throughout tenant space. If you have paper recycling cans, no need to place liner in itn 回收罐-在租户空间各处放置回收罐。如果您使用纸质回收罐，则无需在里面放置衬板n Recycling Rebates Are you getting paid from waste hauler for recycling. They are!n 回收贴

32、现 - 您可以通过回收废弃物从废物运输商那里得到一定的报酬n Compost Programs Normally need refrigerated bin maybe worms? Is green waste being recycled?n 堆肥项目通常情况下需要使用冷藏箱，避免生虫。可回收绿色垃圾USE TO BE IT HAD TO SMELL CLEAN TO BE CLEAN NOW IF THEY SMELL IT ITS KILLING THEM让空气闻起来很清新-您闻到的那些味道可能有损您的健康Indoor Air Quality室内空气质量n Cleaning Chemi

33、cals - Make sure Janitorial company is using Green Seal GS-37 cleaning chemicals on most productsn 化学清洁剂-确保清洁公司在大多数产品上使用通过绿色环保GS-37认证的化学清洁剂n Perform monthly janitorial walk throughs Look for tenants bringing chemicals from home or other issues that could cause problemsn 每月进行一次清洁检查-寻找从家里携带化学品的租户或者可能引

34、起问题的其他隐患n Pest Control What poison is pest company putting down on your property monthly. You would be surprised. Check with them about healthier alternatives they do workn 害虫防治-灭虫公司每月在您的建筑内使用什么样的杀虫剂？您应该会感到好奇吧。请尽量使用健康的替代品n Walk Off Mats 250,000 s.f. Building mats will collect 500 lbs. of dirt per ye

35、arn 撤掉地毯-一栋250,000平方英尺的建筑物，其地毯每年集纳500磅灰尘Carnegie Mellon Studies have shownproductivity increases ranging from 0.4% - 18%据卡内基梅隆大学研究显示，生产力的提高幅度从0.4%至18%不等Financial Benefits Of Productivity Increase提高生产力的财务效益Average Cost for a U.S. Office Building一栋美国写字楼的平均成本 Salaries 薪资$318.00 p.s.f. 美元/每平方英尺Technolog

36、y 技术50.00Mortgage/Lease 抵押/租赁 32.00Energy 能源2.35Total 总计$402.35 美元Findings调查结果1% increase = $4.02 p.s.f.生产力提高1%=4.02美元/平方英尺5% increase = $20.12 p.s.f.生产力提高5%=20.12美元/平方英尺1% inc. in 100,000 s.f. Bldg. = $400,000 p/year100,000平方英尺建筑的生产力提高1%=400,000美元/年5% inc. in 100,000 s.f. Bldg. = $2,000,000 p/year1

37、00,000平方英尺建筑的生产力提高5%=2,000,000美元/年Charette: 1 month专家会议：1个月Performance Period: months 2- 4运行时间：24个月Submit to USGBC: month 5提交至美国绿色建筑委员会：第五个月Property Management will Work 1 Hour a Week on LEED每周通过LEED进行一小时的物业管理20 Week LEED EB O&M Submittal Program20周LEED EB运营与维护上报计划Engineering will Work 1 Hour a

38、Week on LEED每周通过LEED进行一小时的工程管理USGBC Review: 25 Days美国绿色建筑委员会审查：25天Consultant Answers: 25 Days顾问解答：25天Final Certification Level: 15 Days最终认证等级：15天AVERAGE CLASS A HIGH RISE普通A级高层建筑物The Ease of LEED快速通过LEED认证LEED EB Operations & Maintenance Version 3LEED EB运营与维护版本n 6 Points. - Sustainable Sitesn 6分

39、-可持续场地2 Pts. Policies & Procedure on Exterior & Hardscape and Pest & Erosion Control2分-室外与硬景观以及害虫与侵蚀防治3 Pts. Alternative Transportation3分-其他替换交通工具1 Pt. Parking Garage1分-停车场（室内）n 4 Points. Water Efficiencyn 4分-水资源利用效率2 Pts. Water Meters 2分-水表1 Pt. 10% Water Savings1分-节水10%1 Pt. Cooling To

40、wer Chemical1分-冷却塔化学物质n 11 Pts. Energy & Atmospheren 11分-能源与大气环境10 Pts. Energy Star Score 8110分-能源之星得分81分1 Pt. Emissions Reporting1分-排放量报表n 4 Pts. Re-Commissioningn 4分-重新试运行ASHRAE Level II Audit ASHRAE二级能源审计Implement Measures with 1 Yr. Payback实施投资回报期为一年的措施n 4 Pts. Materials & Resourcesn 4分-

41、材料与资源1 Pt. Low Mercury Bulbs1分-含汞量较低的灯泡1 Pt. Waste Stream Audit1分-废弃物来源审计1 Pt. Recycling at 50%1分-回收率为50%1 Pt. E-Waste Recycling Day1分-电子垃圾回收日n 2 Low Cost Pts. Facility Alterationn 2个低成本得分点-设施改造Need 2 Trades Using Low VOC materials and recycle demo waste需要两笔使用低挥发性有机合成材料的交易，回收展示时产生的废弃物n 8 Pts. Indoor

42、 Environmentaln 8分-室内环境I-Beam Survey IAQ Program工字梁调查-IAQ（内部空气质量系统）计划Lighting Controls 50% of cubicles have task lighting照明控制-50%的房间采用工作照明Green Cleaning Program绿色清洁计划Custodial Effectiveness Survey清洁效率调查Purchase Green Chemicals采购绿色无害化学品Sustainable Cleaning Equipment可持续清洁设备Roll Off Mats撤掉地毯Pest Manage

43、ment Plan病虫害控制方案n 5 Pts. Innovationsn 5分-创新1 Pt. Green Education1分-绿色教育 1 Pt. Mercury Reduction1分-降低汞含量1 Pt. LEED AP1分-LEED AP1 Pt. Provide 2 years of Op. E x p e n s e s & a l s o d u r i n g Performance Period.1分-提供两年的运营成本，在运营期间提供成本1 Pt. Regional Credit (usually one easy point here)1分-区域信用（通常情

44、况下，比较容易获得这一分）TOTAL PTS. FROM PREVIOUS SLIDES前几张幻灯片的总分44 TOTAL POINTS = CERTIFIED总分44分=通过认证n Additional Costs:n 附加成本Waste Audit - $2,000废弃物审计-2,000美元Outside Air Measurement - $7,000 - $12,000室外空气测量-7,000美元至12,000美元Restroom Retrofits公共洗手间翻新l Aerators, flush valves, full retrofitl 加气仪、冲洗阀、全部翻新ASHRAE Le

45、vel II AuditASHRAE二级审计l Assume $30,000l 30,000美元Consultant/USGBC Fees顾问/美国绿色建筑委员会费用l Assume $65,000 +-l 65,000美元或以上ECONOMIC SUMMARY 经济概要(DETAILED SHEET ON NEXT SLIDE)（详细资料见下一张幻灯片）Envision Realty Services Economicsof LEED EB in USAEnvision房地产服务公司的LEED EB在美国的经济效益n Ave. Sq. Ft. - 333,800n 平均面积-333,800平

46、方英尺n Ave. certification cost - $76,675n 平均认证费用-76,675美元Includes Registration, Certification, Consultation & needed retrofits包括注册、认证、咨询以及必要的翻新n Ave. cost per Sq. Ft. - $0.22n 每平方英尺平均成本-0.22美元n Ave. savings per Bldg. - $82,956n 每栋建筑的平均节省额-82,956美元Includes operational and energy savings包括节省的运营成本以及能

47、源n Ave. payback - 1 yearn 平均投资回收期-不到一年n Ave. ROI 108%n 平均投资回报率-108%LEED平均成本与节省额城市州能源之星认证等级平方英尺成本每平方英尺成本年度节省额回收期投资回报率附有ASHRAE报告的LEED认证华盛顿哥伦比亚特区74银级345,501$81,805.00$0.24$108,500.000.8133%雷德伍德城加利福尼亚州97金级115,309$46,246.51$0.40$53,442.000.9116%雷德伍德城加利福尼亚州96金级115,623$45,548.69$0.39$49,100.000.9108%圣克拉拉加利

48、福尼亚州97铂金级283,346$66,826.00$0.24$37,620.001.856%伯班克加利福尼亚州93金级927,421$93,647.00$0.10$245,200.000.4262%圣克拉拉加利福尼亚州96金级221,157$70,216.00$0.32$50,900.001.472%休斯顿德克萨斯州86银级567,396$120,500.00$0.21$36,000.003.330%华盛顿哥伦比亚特区76银级808,835$76,660.00$0.09$120,600.000.6157%迈阿密佛罗里达州82金级462,997$70,429.91$0.15$110,000.0

49、00.6156%华盛顿哥伦比亚特区91金级427,463$80,673.00$0.19$110,820.000.7137%塔思丁加利福尼亚州89银级96,356$72,322.00$0.75$71,867.001.099%迈阿密佛罗里达州79银级223,435$63,302.00$0.28$59,050.001.193%华盛顿哥伦比亚特区80银级202,638$69,059.14$0.34$68,400.001.099%沃尔纳特克里克加利福尼亚州93金级188,507$44,479.00$0.24$101,296.000.4228%沃尔纳特克里克加利福尼亚州97金级188,507$44,479

50、.00$0.24$101,295.870.4228%劳德代尔堡佛罗里达州86金级269,925$66,253,60$0.25$138,130.080.5208%劳德代尔堡佛罗里达州90金级208,267$67,594,47$0.32$99,200.000.7147%埃迪森德克萨斯州86银级1,051,641$102,990.00$0.10$197,000.000.5191%奥斯汀德克萨斯州80银级195,449$66,903.22$0.34$37,530.001.856%博卡拉顿佛罗里达州85金级631,795$111,560.00$0.18$150,500.000.7135%伯灵格姆加利福尼

51、亚州87银级122,278$71,450.00$0.58$43,000.001.760%切尔姆斯福德马萨诸塞州85银级291,000$70,130.00$0.24$39,200.001.856%科勒尔盖布尔斯佛罗里达州97金级258,736$75,064.00$0.29$52,200.001.470%科勒尔盖布尔斯佛罗里达州87金级325,005$73,830.00$0.23$62,650.001.285%格伦代尔加利福尼亚州93金级336,510$61,500.00$0.18$69,000.000.9112%迈阿密佛罗里达州86金级545,712$90,307.00$0.17$72,000.

52、001.380%兰乔科尔多瓦加利福尼亚州96银级110,882$61,000.00$0.55$126,200.000.5207%萨克拉门托加利福尼亚州88铂金级394,330$71,822.00$0.18$78,000.000.9109%萨克拉门托加利福尼亚州90银级134,524$63,305.00$0.47$31,200.002.049%圣安东尼奥德克萨斯州90金级138,540$64,974.00$0.47$75,100.000.9116%旧金山加利福尼亚州95金级760,565$133,950.00$0.18$22,100.006.116%旧金山加利福尼亚州82金级303,139$61,000.00$0.20$35,100.001.758%圣何塞加利福尼亚州80金级100,841$64,788.00$0.64$34,860.001.954%华盛顿哥伦比亚特区72银级203,955$68,600.00$0.34$59,200