Green Asset Management Toolkit: for Multifamily Housing

Green Asset Management Toolkit
for Multifamily Housing

Green Communities Initiative
c/o Enterprise
10227 Wincopin Circle, Suite 500
Columbia, MD 21044
Telephone: 410.715.7433
www.enterprisecommunity.org
www.greencommunitiesonline.org

Table of Contents
Section 1: Introduction 4 4.23 Recycling. . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
1.1 Looking to Go Green? . . . . . . . . . . . . . . . . . . . . . . 4 4.24 No Smoking Policy . . . . . . . . . . . . . . . . . . . . . . . 51
1.2 Green Asset Management Process Diagram . . . . . . . . . . 5 4.25 Tools . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51
4.26 Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . 52
Section 2: Why Greening Operations Make Sense 6 4.27 Unit Turnover Protocols . . . . . . . . . . . . . . . . . . . . 53
4.28 Monitoring . . . . . . . . . . . . . . . . . . . . . . . . . . . 54
2.1 The Case for Green Asset Management . . . . . . . . . . . . 7 4.29 Tools . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57
4.30 Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . 57
Section 3: Establishing A Foundation And Framework 10
3.1 Choosing an Approach. . . . . . . . . . . . . . . . . . . . . 10 Section 5: Developing A Plan For Building Upgrades 58
3.2 Easy fixes/ Energy Tune-ups . . . . . . . . . . . . . . . . . . 10 5.1 Selecting Upgrade Measures . . . . . . . . . . . . . . . . . 58
3.3 Prescriptive Retrofits. . . . . . . . . . . . . . . . . . . . . . 11 5.2 Envelope . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59
3.4 Performance-Based Substantial Rehabilitation . . . . . . . . 11 5.3 Heating, Ventilating and Air Conditioning (HVAC) Equipment. . . 62
3.5 Tools . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 5.4 Water Heating . . . . . . . . . . . . . . . . . . . . . . . . . 63
3.6 Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 5.5 Lighting and Appliances . . . . . . . . . . . . . . . . . . . . 65
3.7 Steps in green asset management . . . . . . . . . . . . . . 14 5.6 Photovoltaic Installations . . . . . . . . . . . . . . . . . . . 67
3.8 Tools . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 5.7 Tools . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
3.9 Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 5.8 Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
3.10 Methods of Cost Analysis . . . . . . . . . . . . . . . . . . . 25 5.9 Indentifying Financial Resources . . . . . . . . . . . . . . . 69
3.11 Non-Monetary Costs. . . . . . . . . . . . . . . . . . . . . . 28 5.10 Green Financing . . . . . . . . . . . . . . . . . . . . . . . . 70
3.12 Tools . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 5.11 Low Income Housing Tax Credits and Bond Financing . . . . 70
3.13 Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 5.12 Grants . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
3.14 Specifying Green Products. . . . . . . . . . . . . . . . . . . 30 5.13 Government Resources . . . . . . . . . . . . . . . . . . . . 71
3.15 Tools . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31 5.14 Utility and Public Incentive Programs . . . . . . . . . . . . . 71
3.16 Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . 31 5.15 Utility Allowances – Options for Energy Efficiency . . . . . . 72
3.17 Building Professionals and Quality Assurance . . . . . . . . 32 5.16 Federal Energy Efficiency and Solar Tax Credits and Deductions . 73
3.18 Building Performance (Energy and Water) Consultant . . . . 33 5.17 Tools . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
3.19 Green Building Consultant. . . . . . . . . . . . . . . . . . . 34 5.18 Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . 74
3.20 Architect/Design Consultant. . . . . . . . . . . . . . . . . . 35 5.19 Information Resources. . . . . . . . . . . . . . . . . . . . . 74
3.21 Engineering Consultant . . . . . . . . . . . . . . . . . . . . 35 5.20 Tools . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75
3.22 Hiring a Contractor. . . . . . . . . . . . . . . . . . . . . . . 35 5.21 Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . 76
3.23 Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
Section 6: Case Studies And Best Practices 77
Section 4: Operations and Maintenance 38 6.1 Tips for Green Asset Managers . . . . . . . . . . . . . . . . 77
4.1 Mechanical Systems and Equipment . . . . . . . . . . . . . 38 6.2 Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . 78
4.2 Water Heating . . . . . . . . . . . . . . . . . . . . . . . . . 39 6.3 Case Studies . . . . . . . . . . . . . . . . . . . . . . . . . . 78
4.3 Heating and Cooling Systems . . . . . . . . . . . . . . . . . 40
4.4 Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . 41 Section 7: List Of Additional Resources 83
4.5 Landscape and Site Maintenance . . . . . . . . . . . . . . . 41 7.1 Government Organizations. . . . . . . . . . . . . . . . . . . 83
4.6 Plant Choice and Landscape Design. . . . . . . . . . . . . . 42 7.2 Energy-Efficiency Resources. . . . . . . . . . . . . . . . . . 83
4.7 Plant Disposal and Composting . . . . . . . . . . . . . . . . 42 7.3 Building and Energy-Efficiency News . . . . . . . . . . . . . 86
4.8 Soil Procurement. . . . . . . . . . . . . . . . . . . . . . . . 43
4.9 Integrated Pest Management (IPM) and Fertilization . . . . . 43 Section 8: Appendix 87
4.10 Irrigation and Filtration . . . . . . . . . . . . . . . . . . . . 43 Appendix A: Audit Worksheet . . . . . . . . . . . . . . . . . 87
4.11 Maintenance: Mowing & Trimming . . . . . . . . . . . . . . 44 Appendix B: Data Release Authorization Form . . . . . . . . 89
4.12 Outdoor Lighting . . . . . . . . . . . . . . . . . . . . . . . . 45 Appendix C: The Central Park Energy Flyover . . . . . . . . . 90
4.13 Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . 45 Appendix D: Sample View of Building Information
4.14 Green Cleaning and Pest Control . . . . . . . . . . . . . . . 46 Using Portfolio Manager. . . . . . . . . . . . . . . . . . . . 92
4.15 Cleaning Agents . . . . . . . . . . . . . . . . . . . . . . . . 46
4.16 Pest Control . . . . . . . . . . . . . . . . . . . . . . . . . . 47
4.17 Tools . . . . . . . . . . . . . . . . . . . . . . . . . .
4.18 Resources . . . . . . . . . . . . . . . . . . . . . . .
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48
Table of Figures
4.19 Resident Behavior . . . . . . . . . . . . . . . . . . . . . . . 49 Fig 1: Green Asset Management Process Diagram . . . . . . . . . . 5
4.20 Energy Conservation . . . . . . . . . . . . . . . . . . . . . . 49 Fig 2: Pollution Emissions of Lawn Mowers . . . . . . . . . . . . . 44
4.21 Water Conservation . . . . . . . . . . . . . . . . . . . . . . 49 Fig 3: Residential Indoor Water Use . . . . . . . . . . . . . . . . . 50
4.22 Cleaning Agents . . . . . . . . . . . . . . . . . . . . . . . . 50

2 Green Asset Management Toolkit for Multifamily Housing

Five Easy Ways To Begin Saving Money, Energy, and Water

Want to start now to save money and resources? Here are five quick
steps that make a big impact.
1. Replace incandescent light bulbs with compact fluorescent light (CFL) bulbs or low-
emitting diodes (LED), and add motion sensors on common space and exterior lighting,
except where safety and security are an issue. ENERGY STAR® qualified CFLs use
approximately 25 percent of the energy incandescent bulbs use and last up to 10 times as
long.1 The wide variety of available sizes and shapes will fit almost any indoor or outdoor
fixture.

2. Add demand controls to the hot water recirculation loop, insulate all exposed hot water
piping, and turn down water heater/boiler thermostats to the minimum temperature
required for accommodating hot water needs.

3. Upgrade laundry equipment, refrigerators, and dishwashers to ENERGY STAR®
appliances and reduce energy usage and water consumption by 10 to 50 percent.

4. Repair leaks and install sink aerators, low-flow shower heads, and toilet tank flappers to
reduce the amount of water used.

5. Repair and aim sprinklers to deliver water only to where it is needed, and add weather-based
irrigation controls to limit overwatering when rain is expected.

Resident behavior is an important part of the efficiency equation. ENERGY STAR® and your
local utility companies (energy and water) can provide tips, resources, and incentives to pass
along to residents, promoting energy and water conservation through behavioral change and
savvy consumerism. Ask your local energy and water utilities for more information about their
consumer education resources, and visit the ENERGY STAR® website.

You can also encourage recycling through offering information on recycling centers and
providing recycling bins.

ENERGY STAR® lighting, www.energystar.gov/index.cfm?c=lighting.pr_lighting
1

Green Asset Management Toolkit for Multifamily Housing 3

SEcTIon 1: InTroducTIon

communities across the nation. Enterprise has
Section 1 InTroducTIon
introduced neighborhood solutions through public-
1.1 Looking to go green? private partnerships with financial institutions,
Then you’ve come to the right place. If you governments, community organizations and others
are interested in what this toolkit has to offer, that share our vision.
chances are you are associated with a housing
Whether you are just getting started or already
site as an owner, asset manager or maintenance
have plenty of experience, you should be able to
staff person and you’re looking to make some
find the level of help you need in this guide. We
green changes to your management practices.
have included information on quick and easy
We want to congratulate you on your decision to
projects that can be implemented with minimal
make a difference and extend a welcoming and
effort, more robust measures that can be carried out
helping hand. Enterprise launched the Green
on a one-off basis as you replace failing equipment
Communities initiative in 2004, building on
or address individual building issues, and more
more than two decades of creating decent, quality,
challenging rehabilitation projects that involve a
affordable homes and communities for low-income
holistic approach to renovating a building with
families. As of October 2009, Enterprise has
green goals in mind. You’ll also find tips on putting
successfully supported the preservation or creation
together a team of professionals to take on the job
of almost 16,000 green affordable homes. We’ve
of planning, implementing and monitoring the
also trained over 4,000 housing professionals in
success of your green projects, choosing the correct
green development. Throughout the process we
financial tools for estimating costs and benefits,
have benefited greatly from lessons learned, and
identifying funding sources, benchmarking and
this toolkit is our way of sharing some of these
tracking your progress, and many other relevant
with you. A national leader in investment capital
topics. Whatever your goals and needs, chances
and development solutions for affordable housing
are you will find the right range of information,
and community revitalization, Enterprise has
advice and practical tools for the projects you have
invested more than $10 billion since 1982 to help
in mind.
finance more than 250,000 affordable homes in


SEcTIon 1: InTroducTIon

Along with providing practical advice for evolving offer information to pass along to others who will
your housing asset into a green living space, we’ve undoubtedly be inspired by your efforts.
designed this manual to support your decision-
1.2 green Asset MAnAgeMent Process DiAgrAM
making process. That’s why we’ve decided to start
The Green Asset Management Flow Diagram can
with a review of the many reasons why going green
guide you to the appropriate sections, depending on
makes good sense. We hope it will help answer
where you are in the process.
your questions and confirm your choices, as well as

Intention to Reduce
Energy, Water and
Resource Costs

Evaluate Current Establish and Train Define Green
Practices and Staff a Green Asset Goals and
This process is meant to be a continuous loop,
Skills Management Objectives always returning to benchmarking, tracking
Team energy and water use, reevaluating your goals
and action plan, and reducing resource use
through operations and maintenance and
Develop an Energy building upgrades.
and Water
Efficiency
Management Plan

Benchmark
Building Energy
and Water Use

Track and Monitor
Building Energy
and Water Use

Follow Green Identify System tune- Third Party
Operations and ups, equipment Verification
Update Goals and Maintenance Plan upgrades, controls,
Plan weatherization, etc.

Prescriptive Identify Energy • Simple Payback
Replacement of Efficiency Equipment • Lifecycle Cost
Failed, Worn or Replacement or System Analysis
Inefficient Upgrades Hire
Cost Analysis • Return on Contractor
Implement Equipment Investment (ROI)
and Measure to Install
the plan Selection • Internal Rate of Upgrades
Substantial Rehab Conduct Energy Audit Return (IRR)
and Diagnostic Testing • Net Present
Value (NPV)

Use an ESCO to
Manage, Finance
and Implement All
or Part of the Plan

Figure 1


S E c T I o n 2 : W h y G r E E n I n G o p E r aT I o n S M a k E S E n S E

you achieve greater success with your property on a
Section 2 Why GrEEn
number of different fronts.
opEraTIonS MakE SEnSE
A major focus in green asset management is the
The simple truth is that green asset management is way in which maintenance is handled, and going
a powerful tool for improving housing performance. green means instituting maintenance practices that
While popular perception often paints a picture work best over the long term. No matter how a
of green building focused programs as laden property was originally designed and constructed,
with obstacles that weigh down the management its performance can be significantly improved
process, growing when ongoing
evidence of the
Growing evidence as to the maintenance
effectiveness effectiveness of green asset is carried out
of green asset management consistently with health,
management points to the fact that a sustainability and
consistently points green approach improves efficiency in mind.
to the opposite: housing performance in a
a green approach number of important ways. Monitoring energy
improves housing and water usage
performance in is as important
a number of important ways. With green asset a component of asset management as the proper
management, operating costs go down, tax credit operation and maintenance of equipment.
opportunities go up, environmental hazards are This toolkit provides resources for enhancing
reduced, resident utility savings improve, and performance in these key areas, including:
potential residents are drawn to the attractiveness
• Reducing energy and water consumption
of a healthy, green living environment. Simply
• Lowering greenhouse gas emissions
translated, this means that whatever your role;
asset manager, property manager, housing director, • Improving indoor air quality
executive director, investor or owner going green • Lengthening the lifespan of equipment and
can make your job easier in the long run, and help systems



While such measures are commonplace in of new research which, combined with recent
properties that were designed and built to be green consumer demand for green housing, has helped
from the start, this manual specifically targets bring innovation to the marketplace.
buildings with little or no history of green building
priorities in their past. The tools we’ve included 2.1 tHe cAse for green Asset MAnAgeMent
are tailored to meet the needs of those seeking to
There are many benefits to be realized from green
move traditional building management practices in
asset management, particularly for your project’s
a greener direction.
bottom line. As noted in the article “Sustainable

What is Green Asset Management? O&M Practices,” these can include:

Green asset management builds on standard • Reduced solid and hazardous waste generation
property management approaches, taking them a • Lower levels of air pollution
step further to promote sustainability and healthy • Extended service life for equipment and
living. This means that in addition to conventional building materials
management goals, new objectives are established • Reduced utility bills
that make a priority of the health, economic and • Fewer employee sick days and a reduction in
environmental performance of a housing property. worker’s compensation claims

Traditionally, asset management has aimed to • Better indoor air quality and associated
occupant thermal comfort
sustain the durability of properties so that they
• Fewer occupant complaints1
perform well over an extended life cycle. Thus,
housing professionals have typically focused on
maximizing the financial, physical and regulatory
Reducing a building’s
energy and water
condition of a portfolio, as well as monitoring consumption will help
compliance with operating agreements and the mitigate the impact of
owner’s goals. sudden increases in costs.

Green asset management expands this focus, Altogether, these advantages add up to an attractive
particularly in the area of a building’s physical and progressive housing package for tenants,
condition, to encompass new strategies, tools, managers and owners alike. This reflects one
techniques and products for promoting durability of the key factors behind the success of green
and longevity while increasing energy and water asset management – everyone benefits. Owners,
conservation and maintaining a healthy indoor managers and investors profit from lower costs
environment. Some of the measures described in and minimized risks; tenants and employees
this manual will have originated from time-tested enjoy improved health and comfort levels;
best practices in the industry. Others are the result
1
“Sustainable O&M Practices,” Whole Building Design Guide,
available at www.wbdg.org/resources/sustainableom.php



and the community gains from more positive in moisture that can lead to mold or rodents.
environmental conditions. Addressing such factors can significantly mitigate
insurance risk. Reducing a building’s energy and
More generally, a green asset management
water consumption will help mitigate the impact of
approach can help your portfolio achieve a high
sudden increases in costs.
level of performance in a number of areas. These
advantages are described in detail below. Lower Costs
Green asset management reduces expenses. As
Environmental Benef its
the cost of resources such as oil, natural gas and
Green asset management makes a significant
water continue to increase over time, the use of
impact on both the immediate environment and
these resources results in ever-rising operating
the wider surrounding area. Solid and hazardous
expenses. However, buildings that are energy and
waste generation is significantly reduced, benefiting
water efficient can help control such spiraling
local landfills. Air and water pollution are
expenditures, keeping operating costs lower than
minimized, greenhouse gas emissions are lowered,
those of comparable buildings that do not have
and the reduction in energy and water use means
green asset management practices in place. And
natural resources are conserved.
of course, lower operating costs can contribute to
increases in net operating income.
Resident Marketing and Retention
Greener buildings cost less to operate, use fewer As an example, meeting the Enterprise Green
harmful products and cleaners, and are healthier Communities Criteria yields striking savings in
and more appealing to potential residents. utility costs, especially when compared to the
Furthermore, lower operating costs help retain cost of implementing the Criteria’s energy- and
residents by providing housing that is more water-conservation measures. These savings make
affordable to maintain than comparable non-green the cost of implementing the Criteria ($4,524)
homes. A physically and financially comfortable financially attractive. When considering the
residence will generate a lower turnover rate. benefits revealed in our study, the average cost per
dwelling unit to incorporate the energy and water
Risk Mitigation
criteria was $1,917, returning $4,851 in predicted
Green asset management reduces the risk of
lifetime utility cost savings (discounted to 2009
building damage and hazards. It includes a
dollars).1 In other words, the energy and water
durability plan that considers heat, air flow and
conservation measures not only paid for themselves
excessive moisture within a building. Green
but also produced another $2,900 in projected
management plans also focus on addressing aspects
lifetime savings per unit.1
of building maintenance that can compromise
1
Incremental Cost, Measurable Savings: Enterprise Green
longevity, such as water penetration resulting Communities Criteria, 2009, www.greencommunitiesonline.org.



When it comes to lowering costs, many factors management involves the careful monitoring of
can impact your bottom line results. Depending energy and water usage, allowing management
on the scope of your goals, you will find differing to act quickly when systems are under- or
levels of trade-off between the amount you invest over-performing. Consequently, there is close
up front in various green projects, and your long- supervision of indoor temperature conditions and
term operational savings. This toolkit will walk you as a result, resident comfort is optimized.
through a detailed and accurate planning process
so you can proceed with confidence concerning
the level of investment that is optimal for you. In
addition, we’ve provided a detailed description of
useful cost analysis methods in Section 3.10 (p. 25):
Methods of Cost Analysis.

Increased Comfort and Health for
Residents and Employees
Green asset management means healthier residents
and staff. When the products and materials used
in property upkeep are taken into consideration
as a matter of procedure, it is easy to identify and
give preference to those that are less polluting and
healthier than conventional choices. Air quality is
a major factor in a building’s overall environment
health, and thus green management emphasizes a
ventilation system that removes pollutants tracked
in from outside, while bringing in ample fresh air.

The same measures applied to a building’s envelope
and space conditioning in order to maximize
energy efficiency also act to improve resident
comfort by maintaining consistent and appropriate
indoor temperatures. This, in turn, reduces the
number of calls from residents about heating and
cooling complaints, and can be especially beneficial
in senior and special needs housing where residents
Hotel Essex, San Francisco, CA
are more sensitive to temperature changes. Green


S E c T I o n 3 : E S Ta B L I S h I n G a F o u n d aT I o n a n d F r a M E W o r k

Section 3 ESTaBLIShInG a 3.2 easy fixes
This list contains ideas for increasing energy
FoundaTIon and FraMEWork
and water efficiency that require little upfront
investment and offer quick payback. These are
3.1 cHoosing an aPProacH
steps everyone can take because they don’t require
Defining the scale of a green upgrade project is
large amounts of time or money – just a little
the first step in creating a plan of action specific planning and effort. Many measures that fall
to that project. Whether the scope of the project under this category are often considered regular
maintenance practices and can be implemented
at any time in a building’s lifecycle. But don’t let
The best way to their humble scope fool you – over time, the returns
provide concrete in terms of financial savings and conservation of
evidence that resources can be considerable.
your projects and
improvements are
making a difference Improvements in this category include:
is by measuring
performance • Switching incandescent light bulbs and fixtures with

before, during, and fluorescents or LEDs

after implementing • Weatherizing to seal the building envelope

the modifications • HVAC tune-ups
you have chosen. • Duct sealing
• Water heater or boiler tune-ups
includes major improvements or quick, low-cost • Adding recirculation controls

fixes, there are many options for achieving cost • Replacing pool pumps

effective energy and water savings. This section • Adjusting thermostat temperature settings on space
and water heating systems
defines various approaches to green upgrades,
• Insulating water heaters or boilers
explaining when each strategy is appropriate, and
• Adjusting refrigerator and freezer temperatures
offering examples of possible upgrades in the
• Installing low-flow showerheads and sink aerators
given project category.
• Installing toilet tank flappers



3.3 PrescriPtive retrofits In some circumstances, prescriptive measures are
taken during other types of building repairs to
The failure of older equipment that has become
avoid losing the opportunity for an easier, quicker
too worn for continued use presents an ideal
and thus often cheaper, change of equipment. A
opportunity for selecting a more energy efficient
few examples are:
replacement, and it makes sense to respond with
a prescriptive retrofit. A prescriptive approach • Pipe, duct, wall, floor or ceiling insulation
is simply replacing equipment on a one-by-one installation when an otherwise inaccessible
building cavity is opened
basis over time, rather than refitting a whole
building at once in order to achieve an immediate • Installation of radiant barrier and/or cool roof
products during a roof replacement
transformation in its performance level. Prescriptive
retrofits are appropriate and effective for any
3.4 Performance-BaseD suBstantiaL
portfolio without plans or funds for substantial
reHaBiLitation
improvements, and are designed to meet time-
A performance-based approach to upgrading energy
sensitive needs for replacing specific equipment,
and water efficiency is the method of choice if you
appliances or lighting. While whole-building
are planning substantial building improvements
approaches take into account the synergistic impact
or remodeling. This approach has the capacity to
of replacing or upgrading multiple systems, only
factor in the interrelationship of various building
the savings related to the reduction in energy and
components and systems, as well as accommodate
water use associated with the replaced equipment is
the uniqueness of your specific project.
considered in prescriptive retrofit analyses.

Prescriptive retrofit measures include, but are not Building Evaluation/Audit
limited to, the replacement of: To follow the performance-based approach, you
will first need to arrange for an evaluation or audit
• Space heating equipment
of the building’s performance statistics, such as a
• Space cooling equipment
building simulation analysis. This will allow you
• Water heaters/boilers
to base your choice of energy and water upgrade
• Recirculation pumps
packages on concrete data. To begin this process,
• Light fixtures
contact an energy consultant to decide how best to
• Ceiling fans
conduct the audit. One possibility is to have your
• Refrigerators
green asset management team use a worksheet to
• Dishwashers
collect information on existing building conditions.
• Clothes washers and dryers
In this scenario, the team can also use the data
• Broken windows
collection to become more familiar with the site’s
energy and water use. Alternatively, the energy



consultant (or a HERS rater) can come to your site Energy Eff icient Rehab Advisor
to conduct the building audit. This option is likely The U.S. Department of Energy has developed this
to be more efficient and yield more accurate results. tool for existing multifamily homes to provide easy
access to tailored suggestions for energy upgrades.
Energy and Measures Analysis Plug in your building characteristics, and a list of
Once this audit data is collected, an energy recommended improvements will be presented,
consultant will plug it into simulation software complete with estimated costs and payback periods.
that will estimate the current energy use of your This tool cannot take the place of a full building
building. This establishes a baseline that will then audit and energy simulation, but is useful for
be used for comparison with the upgrade options creating a rudimentary guide that can serve as a
under consideration. The software simulation starting place for potential next steps.
typically involves modeling complex interactions
➜ www.rehabadvisor.pathnet.org/calculator.asp
between building systems and components to
yield an accurate picture of energy and cost How to Hire an Energy Services Company
savings for each upgrade scenario. Using the (ESCO)
projected energy savings and estimated upgrade This document, written by the California Energy

costs, your asset management team will be able to Commission, explains the purposes and roles of an

effectively analyze the options and choose the best Energy Services Company, and stipulates how and

improvement package for your project. when an ESCO should be hired.

3.5 tooLs ➜ www.energy.ca.gov/reports/efficiency_handbooks/400-00-
001D.PDF
Building Audit Worksheet – Heschong
Mahone Group Retro-Commissioning Toolkit – California
Commission Collaborative
This worksheet provides a tool for documenting
This website offers several workbooks, some of
your existing building conditions. It can be used
which are classified as energy-saving tools and
by building mangers, HERS raters or energy
others as data analysis tools. The energy-saving
consultants to collect the information that will be
tools are for use in calculating energy savings
plugged into an energy simulation program for
related to specific retro-commissioning measures
establishing baseline energy use.
– i.e., variable flow pumping systems and variable
Audit Worksheet: Appendix A (p. 87) volume fan systems. The data analysis tools contain
templates for recording, organizing and analyzing
information gleaned in the retro-commissioning
process.

➜ www.cacx.org/resources/rcxtools/spreadsheet_tools.html


S e c t i o n 3 : e S tA B L i S H i n G A F o U n D At i o n A n D F R A M e W o R K

Additional Tools HUD Rehabilitation Energy Guidelines
Energy Conservation for Housing – A Workbook: for Multifamily Dwellings
Housing and Urban Development (HUD) This guidebook explains how property owners who
are considering rehabilitating multifamily buildings
This workbook is intended to be a guide for
can increase energy efficiency and reduce costs in
Housing Authorities (HA) that are interested in
the process. It discusses key issues and factors that
making energy conservation improvements. It is
determine how much energy a multifamily building
designed to provide assistance to HA staff with
varying degrees of technical proficiency and energy consumes, such as heat flow, air leakage, insulation

conservation experience. and heating and cooling systems.

➜ www.abtassoc.com/reports/D19980034.pdf ➜ www.huduser.org/publications/destech/multi.html

TREAT – Targeted Residential Energy Analysis Additional Resources
Tools: Performance Systems Development RESNET National Standard for Home Energy Audits

TREAT is innovative software designed to
These criteria have been set by Residential Energy
provide support for weatherization programs,
Services Network to define and standardize
building performance contractors and energy
national procedures for home energy ratings. The
auditors. The New York State Energy Research
and Development Authority funded development list provided at the link below defines the accepted
of this tool, which creates models of buildings, framework for carrying out a home energy audit.
integrates the models with weather and energy
➜ www.resnet.us/standards/audit/National_Energy_Audit_
information and provides appropriate assessments Standard.pdf
and recommendations. A Retro-Commissioning Guide for Building
➜ http://treatsoftware.psdconsulting.com/treat_intro.htm Owners: Portland Energy Conservation, Inc. for EPA

3.6 ResouRces This extensive guidebook offers information
on how you can use retro-commissioning as a
Professional Home Energy Audit
cost-effective method for reducing expenses and
This site outlines steps for receiving a home energy
audit, including preparing for the audit, selecting increasing revenue through improved building

a professional and locating resources for home operations.
energy audits.
➜ www.peci.org/CxTechnical/resources.html#construction

➜ http://apps1.eere.energy.gov/consumer/your_home/ Green Buildings and Energy Efficiency: Energy
energy_audits/index.cfm/mytopic=11180
is the First Step to Green – Environmental
Protection Agency, ENERGY STAR®



Most people would agree that a green building supporting a successful and sustained commitment
must be an energy-efficient building, but not to green operations. Whether large or small, your
everyone agrees on how to define and quantify team should be made up of committed individuals
efficiency. The link below can help ensure your who, as much as possible, represent a cross
buildings deliver measurable results. section of the departments involved in property
www.energystar.gov/index.cfm?c=green_buildings. management, development and finance.
green_buildings_index
The Players
3.7 stePs in green Asset MAnAgeMent A critical aspect of an effective green asset
Just as with any other management process, green management team is their level of dedication to
asset management is successful when there is an the effort. The skills and commitment of your
established structure in place for setting goals, team members will provide the energy to translate
tracking performance and evaluating progress. This your plans into action. While outside consultants
section outlines steps for building such a structure may come and go, the internal team will remain
and implementing a green asset management plan. constant.

When looking to build a team supportive of
Step 1: Assemble Team and Make a
green asset management, a natural place to start
Commitment
in soliciting input is with the persons responsible
All buildings, either new or rehabilitated, are the
for the original design of the building. They offer
result of specific design choices. Each building’s
a continuity of knowledge about the building
history is comprised of a unique set of decisions
and are likely to
made over its
Identify those tasks which be motivated to
lifetime. For
example, while require the involvement of see the building

some buildings professionals outside the succeed in the

are conceived
green asset management long term. This

with green
team, exper ts such as is especially
consultants, contractors, important for
priorities in mind,
and vendors whose buildings with
others are never knowledge and skills are uncommon
considered from a essential to the project’s features or systems,
green standpoint success.
where the original
until long after
design intent may
construction
be an essential piece of information in any future
is finished. Nonetheless, certain foundational
alteration or improvement. The goal of including
elements are necessary in every asset management
designer input is to gain knowledge of how the
scenario because they create an effective base for
building was originally designed and how the
turning goals into reality. One such element is
existing equipment and systems were intended to
the establishment of a green asset management
be used.
team. Creating this team is your first crucial step in



Another potential source of team members is straightforward, as the strengths and weaknesses
property and asset management staff. They are of individual managers are often commonly
the ones who will ultimately implement the recognized and good managements skills usually
management plan and thus have a significant stake transfer well to new challenges. If you do happen
in any decisions that are made. Having a say in to include staff who are less familiar with green
the process of developing the plan will no doubt management approaches, keep in mind it will be
increase their investment in making sure it is necessary to introduce them to a new mindset
carried out consistently and effectively. which takes into consideration a healthy living
environment as well as onsite energy, resource and
When recruiting candidates for your team, keep
water use.
in mind that professionals whose jobs involve
implementing green building projects on a regular Training the team
basis most likely have the right combination Once formed, the team’s first task will be to access
of skill, experience and commitment for your training so they can become better acquainted
effort. You can find more detailed information with the basic principals and best practices that
on professions specifically related to green asset characterize green asset management. Training
management in Section 3.17 (p. 32): Building will also help members from a variety of different
Professionals and Quality Assurance. roles establish a common language and perspective,

It can also be fruitful to look closer to home allowing everyone to operate from the same page.

for possible team members. Chances are, you You will find a number of resources are available to

will find employees inside the building owner’s address a variety of training needs.

own organization who possess not only the Many gas, electric and water utility companies
appropriate set of skills and experience, but also across the U.S. offer no- or low-cost workshops
have considerable interest in taking part in a green on a variety of green building topics. These classes
venture. You may want to consider staff members typically run anywhere from one to eight hours and
representing the following disciplines: are a great way to introduce team members to green
building practices without having to commit large
• Design and engineering
amounts of time and money to a more rigorous
• Asset management
credentialing program.
• Property management
• Construction management Online webinars and training videos are another
• Operations and maintenance inexpensive and flexible way to bring team
• Finance members up to speed. A list of organizations
offering online training resources is located in
Finding the right managers for the team from
Section 3.9 (p. 24): Online Training, Building Science
within your organization can be relatively
and Green Resources. (Continued on page 18)



Green Communities Retrofit Fund Data Collection
Information Requested from Property Owner
PROPERTY INFORMATION
Name Street Address
OWNERSHIP/FINANCIAL INFORMATION
Owner program requirements Using replacement reserves to fund rehab?
Tax credit year Previous cap needs assessment document?
Three (3) largest financing sources Current replacement reserves
Planning to refinance and/or resyndicate? Other financial information here?
BUILDING INFORMATION
Year built Common area square footage
Year of most recent rehab Residential area square footage
Total number of buildings Number of floors
Building type Number of primary building entries
Total building square footage
UNIT INFORMATION
Total number of units Average number of occupants
Number of occupied units Unit size (no. of bedrooms)
Unit population (e.g. children, elderly, supportive)
AVAILABLE INFORMATION
As-built drawings Reasonable escorted access to facility/apts
Current equipment schedule Contact information for project personnel
Recent photographs of building Operations & Maintenance plan, schedule
Previous energy or Wx audit Resident manual
Previous energy or Wx measures installed
UTILITY INFORMATION
Electric utility provider & account no. Heating oil provider & account no.
Natural gas utility provider & account no. Solid waste (garbage) provider & account no.
Water utility provider & account no. Other provider(s) & account no.(s)
FUEL MIX/PAYMENT OBLIGATIONS
Is electricity central/individually metered Is water central/individually metered
Number of meters Number of meters
Meter numbers Meter numbers
Is gas central/individually metered Heating oil central/individual paid?
Number of meters Solid waste (garbage) disposal
Meter numbers Other



(Green Communities Retrofit Fund Data Collection, Continued)

COMMON AREA AMENITIES
Elevators Commercial kitchen
Central laundry facility Incinerator
Refrigerated vending machines Trash compactor
Retail or commercial space Property manager apartment
Community space Other amenities (those that may consume
electricity and/or water)
Offices
BUILDING ENVELOPE
Ceiling heights Basement/crawl space insulation
Roof composition Previous upgrades?
Floor composition Windows
Attic insulation Doors
Exterior wall insulation Tenants complaints about drafts?
Basement or crawl space
SPACE HEATING
Owner or tenant pays? Condition, age of equipment
Fuel type(s) Previous upgrades?
Equipment type Average indoor air temperature
Distribution type Controls
Areas serviced Tenant complaints about comfort?
SPACE COOLING
Equipment type Average air temperature
Areas serviced Tenant complaints about comfort?
VENTILATION
Does mechanical ventilation exist in building? Ducts sealed, insulated?
Equipment type Previous upgrades?
Areas serviced Bathroom ventilation
Condition, age of equipment Range hood ventilation
Combustion appliances tested?
DOMESTIC HOT WATER
Equipment type Controls
Distribution type Hot water pipes insulated?
Areas serviced



(Green Communities Retrofit Fund Data Collection, Continued)

WATER USAGE
Owner or tenant pays? Plumbing fixtures
Equipment type(s) Previous upgrades?
Condition, age of equipment Landscaping
LIGHTING
Interior common area fixtures and bulb type Operating schedule
Operating schedule Controls
Controls Previous upgrades?
Exterior fixtures and bulb type
COMMON AREA APPLIANCES
Refrigerators Laundry
Ranges Previous upgrades?
INDOOR ENVIRONMENTAL QUALITY OCCUPANT HEALTH & SAFETY
(from Healthy Housing inspection manual) Client health questionnaire
Changed heating filters every 3 months Tenant synopsis
Radon mitigation/venting Carbon monoxide measurement in ambient air
HVAC equipment serviced within past year Combustion gas Leak testing
Presence of pests (e.g. mice, rats, bugs) Inspect for mold and moisture damage
Pest control mechanisms Identify potential fire hazards
Where are pets allowed to go? Inspect for faulty, inadequate or dangerous wiring
Lead paint tested smoke alarms, CO monitors
Asbestos Verify pressure relief valves on hot water
tanks and boilers
Tobacco smoke Record and properly document test
results and observations
Cleaning practices and frequency
(e.g. sweep, vacuum)

If you are looking for a more in-depth approach certification also provides a gateway to additional
to training, the Credential for Green Property programs and resources. For example, CGPM
Management (CGPM) program is offered by is required for participation in HUD’s Green
the National Apartment Association (NAA) and Initiative program. It also supplies management
the National Affordable Housing Management companies and owners participating in the
Association (NAHMA). Those trained through green Mark-to-Market (M2M) program with a
this set of courses will learn the latest techniques mechanism for meeting the initial and ongoing
and technologies for making cost-saving green training requirements of the HUD Office of
improvements at their properties, and receive Affordable Housing Preservation (OAHP).
instruction on a variety of green building
operations and management topics. CGPM staff



Once basic training is completed, the team will over a period of time so that an accurate picture can
need to learn about data collection and analysis. be captured.
These skills are critical to your team’s success. The
To create a profile of your building, pull together
best way to provide concrete evidence that your
a spreadsheet or database of the information
projects and improvements are making a difference
contained in the text box below over the span of 12
is by measuring performance before, during and
months (and three years is ideal):
after implementing the modifications you have
chosen. These measurements, and the appropriate The second category, management practices,
interpretation of them, will require your team to involves a number of different factors. You will
collect relevant data, document it and statistically need to include information on the following
analyze any change. If the change is positive, then factors pertaining to performance over the period
your team will have data-supported validation for of 12 months for this part of your baseline profile:
the investments that have been made; if there is no
• Utilities – specifically energy and water
change, or the change is in a negative direction, the
consumption
team will have detailed information on what needs to
• Waste
be adjusted in order to achieve your desired results.
• Turnover

Perhaps the most important of these factors is
Step 2: Understand Existing Conditions
and Assess Performance energy and water consumption, since these account

Tracking such change reflects recent trends for a large portion of building operating costs and

in green housing, as the field becomes more thus offer some of the highest cost savings potential.

anchored in data-driven validation of the benefits At minimum, all energy and water sources should be

inherent in a green approach. You can contribute accounted for, including electric, natural gas, propane

to documentation of the effectiveness of green and onsite generation (such as electricity generation

management practices by making sure you through photovoltaic1 systems or wind turbines).

consistently assess performance. This involves
There are several approaches to collecting data
the precise measurement of improvement or and establishing a baseline for energy and
deterioration in areas such as resource consumption, water consumption. An energy and water audit
indoor air quality and waste management. collects information about existing building
and mechanical system characteristics. This
The first step is to establish a baseline against information can be used to identify cost-effective
which you can measure future change at your site, upgrades that will improve overall performance. A
and thus you will need to start by documenting the more complete discussion on the topic of audits
existing status of (a) building characteristics and can be found in Section 3.4 (p. 11): Performance-
(b) management practices. This involves collecting Based Substantial Rehabilitation. Benchmarking

data that records performance in these three areas 1
The use of solar cells in converting sunlight into electricity



buildings is useful in comparing water and energy • Collect data by fuel type and from sub-meters,
performance among buildings within a complex or if feasible.

a portfolio, identifying under-performing buildings • Use actual – not estimated – data whenever
possible.
and prioritizing energy and water investments.
• Use the most current data available, preferably
The “Benchmarking” subsection, Section 4.28
one year or more of monthly data.
(p. 54) offfers more information on the subject of
This data set should improve your understanding
Benchmarking.
of the property’s energy and water use as it
In any case, you will need to collect cost contributes to operational costs, as well as provide
information related to energy and water usage for a solid base of information on which to base future
a period of at least 12 months. Utility bills are the decisions concerning improvements to the building
most basic form of energy and water useage data and the site. In order to pinpoint which building
and can often be made available at both a property- components and practices are contributing most to
wide and a household-by-household level. Master- 1
energy and water use, and which upgrades will be
metered energy and water use data is the most most cost effective, you can arrange for technical
widely accessible and is audits of various systems
most likely to impact and equipment that will
The key to effectively
operational costs when managing utility provide the supplemental
utility bills are paid by costs lies in deciding information you need.
the building owner or which upgrades
management. More yield true savings. Once energy and water
consumption data
detailed data from sub-
have been collected
meters can reveal where specific use is occurring.
and a baseline established, the next step is to set
In individually metered multifamily buildings,
up a monitoring system to track performance
collecting resident utility bills will require obtaining
moving forward. This will provide the means for
resident utility release forms. See Appendix B (p.
measuring improvement and progress toward
89) for an example release form. Because of this,
green management goals. Be sure to use a tracking
you may find that in such situations the data set for
system that can easily generate periodical reports
a whole building or complex may not be complete.
profiling energy and water performance. An ideal
Having a sample of data from a subset of individual
performance tracking system would include:
units is still useful when starting out. Some tips for
data collection include: • Energy Use Intensity (EUI) (annual energy per
square foot)
• Have residents sign a utility release form when
• Energy cost per square foot, separated out by
they sign the lease.
fuel type (e.g., gas vs. electric)
1
www.energystar.gov/index.cfm?c=assess_performance.
gather_data



• Water Use Intensity (WUI) (annual water per goals encourages each individual to develop a
square foot) vested interest in achieving them, thus increasing
• Water cost per square foot (both indoor and your chances for success.
outdoor)
The first step in this process is to estimate the
• Greenhouse gas emissions (million metric tons
of Carbon equivalent) potential for improvement in each area. Once this
is established, you can then move on to set targets
As mentioned in Section 4.27 (p. 53): Materials,
that are:
the EPA’s Portfolio Manager is a good option for
• Realistic
tracking performance data. It is widely used, simple
• Specific
and free. The reports that are generated will offer
• Measurable
your team concrete evidence of the result of their • Time dependent
efforts, while also providing necessary information
As many managers know, setting incremental
for identifying areas in which further performance
goals can be very helpful in facilitating consistent
improvements can be made. The reports can
progress, as this process allows the team to
also be used to communicate ongoing progress consider both short-term and long-term issues as
to building staff and residents, encouraging all they make decisions about implementing various
participants to projects. Incremental
think about green goals help create an
Set targets that are
choices, efficiency
realistic, specific, overall vision for the
and conservation. measurable, and project, encourage
An example of time dependent. momentum, and
effective and creative ensure immediate
communication decisions do not
with residents can be found in Appendix C (p.90). hinder opportunities for further improvement
“The Central Park Energy Flyover” is intended to and deeper savings. Short-term goals may focus
provide residents with an overview of their energy on a specific rehab project or a year of improved
usage by unit along with tips for energy reduction operations and maintenance protocols, while long-
and key contact information for building-related term goals are broader and address the lifecycle of a
issues. building. Long-term goals can address a property’s
performance over 5 to 30 years and may include
Step 3: Set Goals multiple rehab and retrofit projects, as well as
When the team has gained a comprehensive operations, maintenance and tenant behavior.
understanding of the property’s current
By taking into account factors such as the vintage
performance as reflected in the building
of the building and its systems and the magnitude
performance profiles described above, the next step
of any planned rehabilitation, you will be able to
is to set parameters and green goals that include
identify appropriate goals that correspond with the
both usage levels and cost savings. Having the level of resources available to you. For example, if
whole team participate in the activity of setting the project is receiving Low-Income Housing Tax



Credit funding for a rehabilitation, a reasonable milestones for measuring progress. The team will
short-term goal may be achieving a 15-20 percent then need to develop a communication plan, as
improvement in existing levels of energy and/or sharing the progress achieved through everyone’s
water use. Enterprise’s 2008 Green Communities hard work is an integral part of creating a sustained
Criteria requires that moderate and substantial cooperative effort. These steps are explained in
rehabilitation projects achieve a 15 percent more detail in the following section.
improvement in energy performance over pre-
rehabilitation building performance. If, however, Step 4: Create an Action Plan
your project scope does not include an aggressive With goals in place, the team’s next task is
rehabilitation approach and your current budget developing a road map for achieving them. You
allows for only minor changes, consider a less can begin by identifying some detailed technical
aggressive goal, such as “The ENERGY STAR® steps that will take you in the direction of your
Challenge,” which is a national call-to-action established goals. Take a look at the data analyses
to improve the energy efficiency of America’s you carried out in Steps 2 and 3 and ask which
commercial and industrial buildings (including areas are most in need of improvement electricity,
multifamily properties) by 10 percent or more. gas, water or perhaps another resource? What
measures can help you improve in those areas?
Long-term goals, on the other hand, may involve
reducing energy or water consumption by 40-60 Once you have decided on these objectives, the next
percent over 30 years, or even bringing net energy step is to create a timeline and a system for tracking
use to zero by installing renewable energy systems your progress. If the team is working on a specific
to fulfill the site’s remaining energy needs after the retrofit or rehabilitation project, Section 5 (p. 59):
team has exhausted all available energy efficiency Developing a Plan For Building Upgrades can help
options. A consultant specializing in green you define the scope of your project and develop an
building, energy or water management can also appropriate action plan.
provide helpful guidance concerning what it will
At this point, the team will need to assign clear roles
take to meet different thresholds of reduction in
to individual members and allocate responsibility
your specific situation.
for achieving each goal. This is a good time to
Similar goals can be set for improving indoor air identify those tasks that require the involvement of
quality, reducing greenhouse gas emissions, and professionals outside the green asset management
any other health or resource issue important to team, experts such as consultants, contractors and
the team. These goals can be applied to a single vendors whose knowledge and skills are essential
residential project or to a portfolio of buildings. to the project’s success. By establishing your own

Once the team has identified and agreed upon criteria for evaluating people or companies that

specific goals, it’s time to create a schedule and set could potentially fill these roles, you can ensure that
appropriate levels of expertise are accessed.


Green Asset Management Toolkit: for Multifamily Housing

Green Asset Management Toolkit: for Multifamily Housing

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