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Planning for energy-efficient office buildings starts well in advance
of construction or renovation work. The formula for success: involve
a wide range of stakeholder—owners, operators, and tenants—in
collaboration with an experienced design team. The goal: equip decision
makers with the right knowledge at the appropriate time in the process.
At 4 Times Square (PDF 792 KB) in New York City, for example, the design
team used the whole building approach to evaluate how the building's
systems could work together most efficiently, and then educated
tenants on the benefits of the design. Tenants and their architects,
in turn, considered ways to finish their spaces in ways that aligned
with the building's design goals.
Set Goals for Energy Performance and Sustainability
Whether for new or existing buildings, success hinges on setting
goals for energy performance and sustainability early in the project
planning phase, when the potential for savings is the greatest.
For new office spaces, following standardized green criteria—such
as the U.S. Green
Building Council's LEED rating system for commercial buildings—will
help to identify candidate goals. Design guides like the Sustainable
Building Technical Manual: Green Building Design, Construction,
and Operations can also help with setting goals.
The manual provides a how-to guide to the green building process
and suggested practices for developing sustainable, energy-efficient
buildings. ENERGY
STAR's Target Finder is another helpful tool for setting energy
performance targets for new buildings.
For existing office buildings, the ENERGY
STAR Web site offers energy management strategies, benchmarking
tools, and other resources to help you gain a better understanding
of your current energy usage and identify ways to save energy and
money. Oak Ridge National Laboratory's Building Technology Center
also provides guidance and tools to help you benchmark
your office building and estimate your cost reduction potential.
Use the Whole Building Approach
Successful planning also involves using a whole
building design approach to optimize energy features in your
office building. This approach examines the building structure and
systems and determines how these systems best work together to save
energy and reduce environmental impact.
As you evaluate various energy-efficient design alternatives, cost/benefit
analyses can help you determine if and when a design feature
will pay for itself through energy savings, and help you set priorities
among alternative building improvement options. For example, life
cycle cost analysis determines the total cost of a system, component,
or building over its anticipated useful life. Rebuild
America's Life Cycle Cost Calculator can help you calculate
the net present value of two alternatives and compare them using
this method.
Another key to successful planning is a careful review of building
codes and standards in your area. Plan for building
commissioning at this stage as well—the process helps to
ensure that the building's energy features are functioning as planned
and delivering the intended savings. Commissioning is a systematic
process that begins in the design phase and lasts at least one year
after construction. It involves preparation for the operations and
maintenance staff and thorough documented verification that all
building systems perform interactively, according to the documented
design intent and the owner's operational needs.
Financing Energy-Efficient Buildings
Cost and financing issues are key to determining which energy features
will be included in your final project plan. Five financing mechanisms
are available for investing in energy efficiency:
Internal
Funds
Energy efficiency improvements are financed by direct allocations
from an organization's own internal capital or operating budget.
Debt Financing
Energy efficiency improvements are financed with capital borrowed
directly by an organization from private lenders and includes municipal
bonds.
Lease
or Lease-Purchase Agreements
Energy-efficient equipment is acquired through an operating or financing
lease of 5 to 10 years with no up-front costs.
Energy
Performance Contracts
Energy efficiency measures are financed, installed, and maintained
by a third party that guarantees savings and payments based on those
savings.
Utility
Incentives
Rebates, grants, or other financial assistance are offered by an
energy utility for the design and purchase of certain energy-efficient
systems and equipment.
These financing mechanisms can be used in various combinations,
along with additional
funding sources and considerations. The Rebuild
America Guide: Financing Energy Efficiency in Buildings (PDF 678
KB) provides more information about financing.
Visit the Building Toolbox section of this site for more in-depth
information to help you Plan
and Finance energy-efficient commercial buildings.
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