Recent Issues
Latest: Facility Executive | February 2020 Issue - The February 2020 issue introduces this year's Facility Executive of the Year. Plus, a look at building envelope issues, workplace redesign, and energy metering.
Facility Executive | February 2020 Issue
Facility Executive: February 2020 Issue
Volume 33, Number 1
Tech And FM: Protect Operational Technology For Cyber Security | Recognize vulnerabilities, then collaborate with IT to manage risk.
The HVAC Factor: Phase Change Material Subdues Hot/Cold Calls | A trial installation of phase change material overhead showcases latent heat storage to boost occupant comfort.
Think Smart About Facility Waste | IoT connected devices help facility management redefine waste management protocols.
Facility Executive Of The Year 2020 | Dennis Williams, senior vice president of operations and assistant general manager at Fiserv Forum in Milwaukee, WI, is moving the new facility forward.
Addressing Moisture Intrusion In Buildings | Examine facilities inside and out for building envelope intrusions.
Plazas and Terraces: Construction Considerations | Improving these outdoor spaces looks at safety and performance.
Leak Detection: For Safety’s Sake | Technology tools help identify gas and water leaks before disaster strikes.
New Year, New Space | Employee-focused design set the tone for Poettker Construction Company’s new headquarters in Breese, IL.
Purpose-Based Design For The Workplace | Form follows function, and creating office space where employees will thrive calls for a closer look.
Six Ways Submetering Improves Energy Insight | Energy meters in facilities can help reduce energy consumption, cut costs, and increase sustainability.
Paints And Coatings For Commercial Spaces | Appearance and performance matter when choosing finishes.
Renewable Energy: Four Ways Toward A New Energy Economy | New report from the American Council on Renewable Energy (ACORE) recommends policies to accelerate market growth.
To subscribe to Facility Executive magazine, visit this link.
Facility Executive | December 2019 Issue
Facility Executive: December 2019 Issue
Volume 32, Number 6
The HVAC Factor: R-22 Phaseout Arrives In 2020 | The R-22 refrigerant phaseout is nearly complete. What happens next?
Tech And FM: Smart Buildings In Real Time | In an evolving landscape, smart building technology dynamically responds to immediate and future needs.
Protect Through Building Façade Inspections | Safety ordinances in major U.S. cities are prompting a renewed focus on building envelope conditions.
FM Solutions 2020 | As the new year approaches, these featured products are poised to support facility management needs.
Tackling HVAC Deferred Maintenance | Facilities teams can work toward optimized HVAC systems by implementing several practical solutions.
Hybrid HVAC Cooling | These types of systems help facilities to balance water and energy usage demands and goals.
Emerging Energy Services Opportunities | Recent research on energy-as-a-service (EaaS) offers insight on how commercial and industrial customers can benefit.
Budgeting For Roof Maintenance | At Broward College in South Florida, roofing condition assessments driving planning for this building component.
Restrooms That Recapture Water And Waste | At Georgia Tech, a new campus building’s green restrooms are part of its Living Building Challenge pursuit.
Guide The Way With Color | Wayfinding through a facility can be enhanced with intentional choices of varied hues.
Renewable Energy: Mapping Geothermal Potential In NYC | Research into New York City’s geology has produced a geothermal ground source screening tool for site assessments.
To subscribe to Facility Executive magazine, visit this link.
Facility Executive | October 2019 Issue
Facility Executive: October 2019 Issue
Volume 32, Number 5
Tech And FM: Making Sense Of Sensors | Data provided by sensors helps to maximize facility space assets.
The HVAC Factor: Natural Gas Challenges In Northeast U.S. | Interest in co-generation systems for buildings presents opportunity, followed by infrastructure obstacles.
Keeping Facility Grounds Safe And Sound | From tree care to snow removal, ensure safe and accessible sites throughout the year.
Pursuing Zero Net Energy Buildings | Whether for new builds or renovation, here are five key aspects.
Greening The Building Envelope | The road to a more sustainable future for building materials and products is multi-faceted.
The Cycle Of A Circular Economy | From manufacture to end-user and back again, the circular concept for office furniture and more is gaining momentum.
The WELL Building Standard And Green Cleaning | Focused on human health and wellness in the built environment, WELL concepts support sustainable cleaning programs.
Water Systems And Legionella | Incidence of Legionnaires’ Disease in buildings could be reduced by improved practices and structured policies.
LEED Case Study: A Place Of Honor Sustained | Soldiers Memorial Military Museum in St. Louis, MO earned LEED Gold certification, preserving its past while securing the future.
Six Tips For A Successful Lighting Retrofit | Designing to code and considering future needs help to minimize obstacles and maximize investment.
Technology For Workspace Planning | Software platforms help employees control and improve their work environments.
Renewable Energy: Green Campus Revitalization | Sustainability plans for Ford Motor Company’s Dearborn, MI campus include net zero goals for energy, water, and waste.
To subscribe to Facility Executive magazine, visit this link.
Facility Executive | August 2019 Issue
Facility Executive: August 2019 Issue
Volume 32, Number 4
Tech And FM: Why CMMS Projects Get Off Track | Choosing a computerized maintenance management system has impact beyond the needs of the facilities team.
The HVAC Factor: The Role of HVAC Controls | For HVAC upgrades, focus on control strategies to ensure new equipment runs as efficiently as possible.
Roofing Maintenance: Five Questions To Ask | Keeping a building’s roof in top shape requires facility management to take a holistic view.
An Eye On Workplace Violence | While nothing is foolproof, consider these seven steps to mitigate active shooter and other threats in facility settings.
Security Trends And Facility Management | Here is a look at common issues facing facility executives when it comes to building security.
Tackling The Task Of Drain Cleaning | Among the industrial drain cleaning tools on the market, a recent development offers flexibility.
Fire Detection Intelligence | Current capabilities of this fire and life safety equipment provide advanced and targeted protection.
Keep It Moving Through The Building | Prevent downtime and foster safety with regular inspections on elevator and escalator systems.
Electrical Safety With Hierarchy Of Controls | This controls framework is key to keeping facility staff and others safe from electrical hazards.
Renewable Energy: Safety With Energy Storage Systems | The soon to be released NFPA 855, Standard on the Installation of Stationary Energy Storage Systems impacts on-site systems.
To subscribe to Facility Executive magazine, visit this link.
Facility Executive | June 2019 Issue
Facility Executive: June 2019 Issue
Volume 32, Number 3
The HVAC Factor: Updated Legionella Guidance On The Way | To supplement ASHRAE Standard 188, revised Guideline 12-2000R is expected for publication later this year.
Facility Retrofit: Office Connectivity Undercover | An office refresh at Crowley Maritime in Jacksonville, FL included out of sight cable management.
Tech And FM: Cyber-smart Strategies For Smart Buildings | Operational technology facility systems call for cyber security equal to those employed for IT systems.
A Fresh Look At Green Cleaning | With sustainability in mind, here are two facility cleaning materials to look at anew.
Designing For Innovation In The Workplace | A facility focused on research spurred steel manufacturer AK Steel to craft spaces conducive to collaboration and inspiration.
Factoring In Ergonomic Furniture | Benefits exceed costs when office ergonomics is done right.
Duality In Workplace Design Strategy | Reviewing the dichotomy of big data design versus a human-centric, personal approach.”
Office Fit Outs And Connectivity | Here are five ways to help reduce IT spend when setting up new office space.
Adaptive Reuse Creates New Healthcare Facility | In Moorestown, NJ, an existing structure was revamped to serve as a cancer care center.
Reshaping Energy Management | Evolving demand response strategies can help supermarket and other food retailers reduce energy costs.
Renewable Energy: Solar, Waste Heat Help Power Athletic Facility | At Phillips Academy in Andover, MA, a new student athletic facility achieved LEED Platinum certification.
To subscribe to Facility Executive magazine, visit this link.
Facility Executive | April 2019 Issue
Facility Executive: April 2019 Issue
Volume 32, Number 2
Tech And FM: The (Tech) Elephant In The Room | The success of smart building technology ultimately depends on humans’ understanding of its capabilities.
The HVAC Factor: Stop Refrigerant Leaks Before They Start | Rising costs and new environmental regulations call for proactive refrigerant management programs.
Facility Retrofit: Flexible Furniture Revives Office | An office redesign in Southlake, TX created collaborative spaces using sit-stand desks, moveable walls, and more.
Keep Birds From Nesting At Facilities | Evaluate the current situation to plan next steps in deterring pest birds. Plus, minimize mosquitoes this summer.
Upgrading Exterior Lighting To LED? | Don’t overlook opportunity for monetary and operational savings by incorporating lighting controls.
Design For Daylighting | Brighten the outlook of building occupants and reduce lighting costs by bringing natural light inside.
Safer Schools: Intelligent Lighting | Connecting lighting systems in educational facilities helps to light the way to safety.
ADA Compliance For Facilities | Keep current with Americans with Disabilities Act developments to make better facilities decisions.
10 Data Center Trends To Watch in 2019 | Which developments should you pay attention to for data center planning and operation?
Renewable Energy: Renewable Energy Data Book Shares 2017 Stats | U.S. DOE’s National Renewable Energy Laboratory reports on development across the nation, and around the world.
To subscribe to Facility Executive magazine, visit this link.
Facility Executive | February 2019 Issue
Facility Executive: February 2019 Issue
Volume 32, Number 1
Tech And FM: Drones And Facility Management | Developments in drone technology are expanding capabilities.
The HVAC Factor: Improving Long-term HVAC Performance | The cumulative impact of operational tweaks helped an office building recertify LEED and boost its ENERGY STAR score.
Facility Retrofit: Fortifying Against Water, Energy Waste | A community college in northern Ohio eradicated a moisture intrusion problem with an innovative cladding solution.
The Invisible Failure Of Facility Security Programs | The tactical elements of physical security programs often garner the most attention, at the expense of strategic factors.
Facility Executive Of The Year 2019 | Richie Stever, director of operations and maintenance for the University of Maryland Medical Center, has initiated strategic and tactical programs to help propel his organization forward.
Energy Efficient Recladding | Facilities can go back to the future with energy efficient building envelope improvements.
2019 Readers’ Choice Awards | In this annual survey, Facility Executive readers cast their votes for preferred product and service suppliers in 2018.
Impact Occupant Behavior To Increase Recycling Rates | Encouraging and easing this waste management effort is incumbent on facilities teams.
Making The Move, From Paper To Digital | Converting building information assets to a digital document management system pay dividends for facilities.
Renewable Energy: Moving Buildings Toward Clean Energy | Technologies that work in tandem with clean energy systems aid facility executives in reaching sustainability goals.
To subscribe to Facility Executive magazine, visit this link.
Facility Executive | December 2018 Issue
Facility Executive: December 2018 Issue
Volume 31, Number 6
The HVAC Factor: Breakthroughs In Boiler Technology | Several innovations impact equipment design and performance.
Tech And FM: Synergistic Buildings And IOT | Data from a single facility system may offer information, while data from multiple systems can lead to profound insight.
Professional Development: Passing The Facility Leadership Torch | When a longtime leader is poised to depart, consider having the new hire shadow this predecessor.
Restoration Options Before Roof Replacement | Examine this facility asset to intervene with repairs or install new.
FM Solutions 2019 | As the new year approaches, these featured products are poised to further facility management goals.
Resilience In HVAC Design | A California community college installed flexible cooling and heating to adapt to the state’s changing energy landscape.
Mapping Energy Management | Adhere to a process when energy efficiency choices abound.
Fighting False Fire Alarms In Facilities | More than an annoyance, false and nuisance alarms can pose dangers to building occupants.
A Texas-sized Facility Assessment | The Lone Star State’s department of transportation needed a long-term plan created by a fast tracked process.
Status Check For Green Restrooms | Tap into plumbing advancements for water conservation.
Renewable Energy: Ease The Challenge Of Navigating Energy Policy | Keep these four ideas in mind when taking the next step in a corporate clean energy strategy.
To subscribe to Facility Executive magazine, visit this link.
Facility Executive | October 2018 Issue
Facility Executive: October 2018 Issue
Volume 31, Number 5
Professional Development: Leveraging Data For Workplace Design Decisions | Discover employee wants using data feedback, and take action.
Tech And FM: Tracking Occupancy For Space Planning | When using sensor technology, be transparent and share findings.
The HVAC Factor: Applying Insulation To HVAC Equipment | Improve energy efficiency and safety with insulation blankets.
What To Do With That Old Furniture | Reuse, recycle, repurpose… no need to dispose of furnishings in landfill. Plus, remanufacturing is another option to explore.
Lighting Controls Have Room To Grow | DesignLights Consortium report on networked lighting controls highlights opportunities with this technology.
Facility Executive Magazine Turns 30 | Since 1988, this magazine has evolved with the facilities profession.
Building Envelope Renovations Enhance Sustainability | Elements of the envelope significantly impact building life cycle.
Moving Up To LEED Gold Certification | The Richard J. Daley Center in Chicago recalibrated its operations through the new LEED v4.1 performance path.
Aiming For Zero Energy In Existing Buildings | Facility management is on the front lines of this burgeoning trend.
Guidance on Anti-Terrorism Security | The U.S. Department of Homeland Security and National Institute of Building Sciences offer resources related to the SAFETY Act.
Expanding On Mass Notification | Integration capabilities provide for more effective communication.
Site Planning And Stormwater | Consider site water management early in a building project.
If A Tree Falls… Environmental Acoustics | From innocuous to obnoxious, outside sounds abound.
Landscape Trends: Turf Magazine Preview | Relaunching in 2019, Turf magazine covers strategies for landscape design, snow and ice management, utility vehicles, and more.
Renewable Energy: Commissioning Solar PV Systems | Here are six reasons to order commissioning as part of a photovoltaic installation.
To subscribe to Facility Executive magazine, visit this link.
Facility Executive | August 2018 Issue
Facility Executive: August 2018 Issue
Volume 31, Number 4
Professional Development: Keep Moving Forward | In the multi-faceted field of facilities, never stop learning.
Tech And FM: Securing Your Security Systems | Aim to prevent hackers from penetrating physical security devices.
The HVAC Factor: Looking For HVAC Zone Control? | Variable refrigerant flow technology may meet your facility’s needs.
Watch For Roofing Risks | Ensure the safety of those performing maintenance on rooftops.
Bringing Biometrics Into Facility Security | Before adopting this technology, look at three key areas that foster successful implementation.
Video Plus Audio Equals Enhanced Security | Extend reach and response by combining these security tools.
Strategies For School Security | Plan and act with intent and purpose to combat potential threats.
Technology In Restroom Maintenance | Data driven upkeep helps to reduce facility costs and complaints.
Sooner Or Later: Electrical System Failures | Be proactive with maintenance, rather than “run it till it fails.”
The More You Know About Bird Control… | When facility conditions attract pest birds, research and remediate.
Bright ideas In Lighting | A facility-wide retrofit focused on making a multi-family property more energy efficient and safe.
Hospitality, California Style | On the UCLA campus, the Meyer and Renee Luskin Conference Center inspires collaboration and innovation.
Snow And Ice Management For Facility Grounds | Improved communication between facility and service provider supports best practices.
Renewable Energy: Maximize Clean Energy Progress | Buildings are active players in the pursuit of energy efficiency goals.
To subscribe to Facility Executive magazine, visit this link.
Facility Executive | June 2018 Issue
Facility Executive: June 2018 Issue
Volume 31, Number 3
Professional Development: Embarking On A Facility Management Career | It’s an exciting time to be in facility management.
Tech And FM: WiFi And 5G Wireless Networks | Improving wireless infrastructure with predictive modeling.
The HVAC Factor: Eight Lessons On Legionella Prevention Policy | State officials may hold the keys to limiting Legionnaires’ Disease.
Six Tips For A Green Cleaning Program | Pay attention to products and processes for optimal outcomes.
The Productivity Problem In Office Design | Surveying a quarter million office workers sheds some light.
Existing Furniture In New Spaces | Repurposing furniture in a workplace redesign provides options.
Taking A Break | Breakrooms are central to many workplaces, and attention to their design matters.
Hidden Threats To Facility Operations | Technology tools improve operations during routine times, and in emergencies. Plus, check insurance coverage for natural disasters.
Energy Improvements Across The Board | With partners from public and private sectors, the U.S. DOE Better Buildings Challenge spurs innovation and collaboration.
Preserving The Past, Caring For The Future | At Pennsylvania Hospital, the nation’s first, steady facility upgrades help to steer 21st century operations.
Cleaning In Long-Term Care Facilities | Ensure a healthy environment for occupants and staff.
5D Bim For Capital Planning | Integrate five dimensions to improve construction projects.
Protecting Facilities Against The Elements | Shield the building envelope with routine maintenance.
Parking Enforcement Is Good Customer Service | Employ strategies to transform interaction with parking users. Plus, employee shuttles have much to offer.
Natural Light For Workplace Design | Cultivating a healthy indoor environment can begin outside.
Renewable Energy: Wind Energy Gains Speed Across U.S. | American Wind Energy Association reveals strides made with wind power in 2017.
To subscribe to Facility Executive magazine, visit this link.
Facility Executive | April 2018 Issue
Facility Executive: April 2018
Volume 31, Number 2
Professional Development: Five Leadership Lessons For My Younger Self | What makes an effective leader, and how can facility executives share their experiences?
Tech And FM: Unified Building Management Systems | Linking building automation with other systems broadens response capabilities.
The HVAC Factor: Optimizing HVAC Systems | The first step to overall improvement is to identify challenges.
Campus Recycles Wastewater | At Emory University in Atlanta, GA, recycling wastewater on-site supplies about one-third of water needs on campus.
Tips For Maintaining Restrooms | Effective practices range from the tried-and-true to high-tech tools.
Beyond Traditional Fire Detection | Surveillance cameras and analytics detect smoke and flames in some facilities today. Plus, electronic sprinklers work together.
Exterior Lighting Retrofits | Consider site and operations requirements when choosing the best equipment for outdoor lighting projects.
Seeing The Way To A Well-Lit Exterior | Avoid unwanted glare from lighting for security and comfort.
Accessibility In Facility Renovations | When changing a building, ADA compliance is often crucial.
Building Shelter From The Storm | In Moore, OK, the school district is building rooms to withstand a tornado.
Four Data Center Trends To Watch In 2018 | Hybrids, edge computing, disaster planning, and GDPR are on the minds of those who plan and operate data center facilities.
Low-Key Flooring | Minimizing maintenance helps maximize occupant satisfaction.
Renewable Energy: Maximizing Roof Space For Solar PV | An alternative to skylights is to install tubular daylighting devices.
To subscribe to Facility Executive magazine, visit this link.
Facility Executive | February 2018 Issue
Facility Executive: February 2018
Volume 31, Number 1
Professional Development: Taking Your FM Career To The Next Level | Parlay tactical and other skillsets into strategic success.
Tech And FM: Ambient Intelligence For Buildings | Emerging technologies are impacting facility management in numerous, and often subtle, ways.
The HVAC Factor: Short On HVAC Staff? Turn To Tech | Keeping equipment up and running is eased by employing available technology tools.
Facility Retrofit: Improved Space, Reduced Footprint | In eastern Pennsylvania, a business process outsourcer made a move and revamped its employee workspaces.
Facility Executive Of The Year 2018 | Kirk Beaudoin, senior facilities manager for adidas, formalized the facility management of the company’s retail stores across the U.S.
2018 Readers’ Choice Awards | In this annual survey of Facility Executive readers, votes were cast for product and service suppliers preferred during 2017.
Call To Reduce Waste Is Renewed | As China suspends its acceptance of foreign waste, how might waste management at facilities be impacted?
Building Envelope, Beyond Aesthetics | The functionality of windows, walls, and doors need not be sacrificed for a grand facade.
Roofing For The Ages, And The Elements | Sun, water, wind, hail… weather takes a toll on roof assemblies.
Choosing An Access Control System | This security component is crucial for facilities, large or small.
WE•Stand For Safe, Reliable Water | A new ANSI standard focused on efficiency of plumbing systems was published in late 2017.
Document Management: A Primer | Technology tools to store, track, and retrieve facility records save time and effort.
To subscribe to Facility Executive magazine, visit this link.
Facility Executive | December 2017 Issue
Facility Executive: December 2017
Volume 30, Number 6
Professional Development: Many Paths To Facility Management? | In 2018, the profession will be recognized for the first time with its own Standard Occupational Classification Code.
Facility Retrofit: Restroom Dryers Dispatched | In New York City’s Grand Central Terminal, renovations included hand dryers replacing paper towels.
The HVAC Factor: Repair vs Replace HVAC Equipment? | A framework of four evaluation points helps to determine best route.
Tech and FM: The Future Of Facilities Is Digital | Technological advances are changing the way facility executives imagine, plan, develop, use, and manage facilities.
FM Solutions 2018 | As the new year approaches, these featured products and services are poised to further facility management goals..
Navigating NFPA 70E 2018 Revisions | This standard for electrical safety increases emphasis on protocols for service workers in the facility to follow.
Inside HVAC Systems | Operational strategies for improved energy efficiency, as well as occupant comfort and health, continue to evolve.
When Building Controls Veer Off Course | In building automation projects, the delivery process often yields inefficient results. Why might this happen?
Comprehensive Floor Care Strategies | Appearance and safety can be considered together when planning a maintenance program.
Mass Notification: 5 Factors To Consider | For emergency events and routine alerts, evaluate this communication tool against this checklist.
Renewable Energy: Sustainability Through Performance Contracting | This financing mechanism is useful to facility executives who want to implement on-site clean energy systems.
To subscribe to Facility Executive magazine, visit this link.
Facility Executive | October 2017 Issue
Facility Executive: October 2017
Volume 30, Number 5
Tech And FM: Emerging Technologies In FM And Real Estate | With 2018 around the corner, examine the potential for artificial intelligence, cryptocurrency, and more.
The HVAC Factor: Ultraviolet Germicidal Irradiation Improves IAQ | At Los Angeles International Airport (LAX), adding UVGI fixtures in air handlers across the facility has been a breath of fresh air.
Five Steps To Greener Groundskeeping | Modifying existing assets and maintenance practices can go a long way toward more sustainable landscapes.
Strength In Daylighting | Recent improvements in skylight materials are delivering benefits beyond energy savings and occupant well-being.
Evaluating Lighting Controls Options | To choose the ideal level of automation, facility decision-makers should reflect on daily and long-term facility demands.
In Pursuit of “Lead-Free” Plumbing Systems | In navigating this path, recognize potential contamination sources, as well as relevant laws, regulations, and standards.
The Show Will Go On | In Little Rock, AR, Robinson Center earns LEED Gold for renovation and expansion of its performing arts facility and conference center.
Planning Facility Signage | Establish wayfinding standards to improve visitor and staff experiences, now and in the future.
Business Practice Optimization For Facility Management | To align with the core business of the organization, consider three keys—envision, enable,and evolve.
Greening The Roof | With stormwater runoff a growing concern, crowning a building with vegetation is a promising remedy.
Renewable Energy: Corporate Purchasing Programs | How might utilities’ voluntary renewable energy programs serve participating customers, as well as buyers outside those groups?
To subscribe to Facility Executive magazine, visit this link.
Facility Executive | August 2017 Issue
Facility Executive: August 2017
Volume 30, Number 4
Facility Retrofit: Toward Energy Goals | Part of a portfolio-wide effort, Loews Vanderbilt Hotel in Nashville, TN has reduced energy use by more than 20% since 2015.
Tech And FM: Virtual Threats That Are All Too Real | Cyber attacks are increasing in frequency and complexity, and the responsibility to combat these is shared by all stakeholders.
The HVAC Factor: Concerned With Poor IAQ? | Occupant health and energy efficiency both benefit from practices that improve a building’s indoor air quality.
Effective Fire Sprinkler Pipe Inspections | Visual evaluation of these life safety components reveals only a partial picture of the facility’s readiness in case of emergency.
Restroom Management Meets The Modern Age | Advancements in technology help facility managers curtail complaints about missing supplies and unwelcome odors.
The Invisible Failure Of Facility Security Programs | To be truly effective, the framework must include both tactical and strategic components.
Security: The Eyes Have It | Video surveillance systems have undergone rapid technological developments in recent years.
Back In Fashion | Reopened in 2016, The Watergate Hotel in Washington, DC features an upscale design blended with its storied past.
Protecting Roofs From Severe Weather | When extreme conditions are on the way, a preventive maintenance plan pays off for facilities. Plus, maintaining geographically dispersed roofs may benefit from a centralized approach.
Time For Birds To Leave The Nest | As pest birds become more comfortable at a facility, it is increasingly difficult to expel them from the property.
Renewable Energy: Net Zero Energy For Buildings | Prices are coming down for the technologies that play a part in this clean energy goal.
To subscribe to Facility Executive magazine, visit this link.
Facility Executive | June 2017 Issue
Facility Executive: June 2017
Volume 30, Number 3
Tech And FM: Ready, Set, Collaborate | Support conferencing capabilities, now and for the future, with four simple steps.
The HVAC Factor: Reduce Energy Use, And Save Water | Recognize the water energy nexus by optimizing HVAC systems.
Cleaning To Safeguard Health | Evaluate how procedures impact maintenance staff and occupants. Plus, take indoor air quality into account to boost cleaning efforts.
Workplace Design To Support Work | Facility management plays a significant role in office productivity, and there are three important aspects to examine.
Maintaining Sustainable Carpet | Maximize the life of these interior elements with specific processes.
Who Is In The Facility? | Keeping track of facility occupants with security systems doesn’t stop at the front door.
Safety Net Hospital Strengthens Services | Erlanger Health System in Chattanooga, TN expanded its facilities to serve the growing community. Plus, in a shifting landscape healthcare facility managers can succeed by going “back to basics.”
Serve Up Sound Quality In Senior Living | Acoustic design is an important concern in facilities that house populations that may be hard of hearing.
A Deeper Shade Of Green | To get the most from energy initiatives, employee engagement is a significant piece of the puzzle.
Improving Building Projects | Three tools can help facility executives improve their construction project outcomes.
Renewable Energy: Creating “Better Buildings” With Solar Energy | The Better Buildings Initiative, administered by the U.S. Department of Energy, shares several partner projects.
To subscribe to Facility Executive magazine, visit this link.
Facility Executive | April 2017 Issue
Facility Executive: April 2017
Volume 30, Number 2
Facility Retrofit: Multi-Site Exterior Lighting | An initiative introduced in 2015 is paying off for Kimco Realty at its retail facilities.
Tech And FM: Recapturing The Value Of IWMS | The benefits of integrated work management systems may be elusive if not revisited periodically.
The HVAC Factor: Derive Savings From Demand Control Ventilation | This energy conservation measure helps to ensure appropriate fresh air for occupants, while reducing energy costs.
Sprinklers, Standpipes, And Pumps | Maintaining water-based fire protection equipment is outlined in the NFPA 25 Standard.
Lighting Efficiency Changes On Horizon | The revised ANSI/ASHRAE/IES 90.1 Standard has been updated to be more user-friendly, while addressing evolution in lighting.
Task Tuning In Commercial Buildings: A Field Study | Researchers tested this lighting control strategy in multiple settings.
Beyond The Task of Illumination | Office lighting has been found to impact employee health and wellness, and considering circadian rhythm is a key.
International Water Stewardship Standard In Use | The Alliance For Water Stewardship is implementing its own comprehensive standard at its facility in Milwaukee, WI.
School District Finds Continuous Improvement | The chief facilities manager for the city of Manchester, NH tackled deferred maintenance, energy use, and staff training. Plus, what can higher education gain from public-private partnerships?
Restroom Fixtures and Water Savings | These water-centric facility items hold potential for reducing use.
Data Center Optimization | A federal data center mandate features directives useful to all sectors.
Renewable Energy: Operating Coal-Free By 2025 | The University of Iowa is powering ahead with its goal to employ biomass and other renewable energy sources.
To subscribe to Facility Executive magazine, visit this link.
Facility Executive | February 2017 Issue
Facility Executive: February 2017
Volume 30, Number 1
Facility Retrofit: School District Tracks Space Use | In Beaverton, OR, frequent after-hours facility events called for a more efficient scheduling tool.
Tech And FM: Planning For Wireless Infrastructure | When boosting in-building cellular, the facility structure is key.
The HVAC Factor: Refrigerants With Low Global Warming Potential | Current research evaluates the next generation of alternatives.
Facility Executive Of The Year 2017 | Fred Reddig, Director of Facilities for the NFL’s Detroit Lions, hit the ground running to improve sustainability at the team’s Ford Field.
2017 Readers’ Choice Awards | In this annual survey of Facility Executive readers, votes were cast for product and service suppliers preferred during 2016.
Setting Waste Management Goals | Facilities utilize new ENERGY STAR Portfolio feature to track refuse.
Maximizing The Building Envelope | Tapping a consultant focused on this facility element can pay off.
Preventive Maintenance For Roofing And Exteriors | Common issues and tested solutions benefit facility executives.
Insulation: Mineral Wool Or Polyiso? | Compare the features of each of these materials for the best fit.
Developing Emergency Preparedness Plans | Ensure a robust response with proper evaluation and practice.
The Open Office: What’s Working and What’s Not? | If this interiors concept is here to stay, how can it be deployed?
Choose Flooring Wisely | Evolving offerings help to identify best fit for facility conditions.
Renewable Energy: Bring In The Sun With Daylighting | Capitalizing on natural illumination reduces energy bills and impact on the environment.
To subscribe to Facility Executive magazine, visit this link.
Facility Executive | November / December 2016 Issue
Facility Executive: November / December 2016
Volume 29, Number 6
THE HVAC Factor: Chiller Data | Quick access to equipment conditions leads to proactive operation and maintenance.
Professional Development: Bridging The Facilities Talent Gap | Technology tools like facility management software helps capture the knowledge of those exiting the profession.
Visibility Into Energy Consumption | To improve insight into energy use, California tech firm Nimble Storage installed an energy management analytics platform.
Sustainable Restroom Operations | Consistently in use, this area of facilities provides an opportunity to conserve resources while also fostering occupant health.
SOLUTIONS 2017: Advancements in Products & Services | With the new year on deck, these debut offerings are poised to help facility executives meet their goals in 2017 and beyond.
Exterior Metal Walls: Moisture & Thermal Management | Metal is an effective protective building skin when each element of the assembly is correctly specified and installed.
Investigating Moisture Intrusion | Preventive roofing maintenance helps to identify and address any chinks in the armor that is the building envelope.
Smart Buildings Get Smarter | Benefits of Internet of Things technology abound, but the roadmap differs for each facility executive. Plus, Creating An Internet of (Trusted) Things
Simplify With Networked Lighting Controls | Lighting controls might seem to add complexity to facility infrastructure, but the capabilities streamline daily operations. Plus, Beyond Energy Savings: Disruptive Technologies In Lighting.
Integrated Ceiling Systems | Maximize this facility interiors element with a design approach that combines multiple systems in that plane.
To subscribe to Facility Executive magazine, visit this link.
Facility Executive | September / October 2016 Issue
Facility Executive: September / October 2016
Volume 29, Number 5
Tech And FM: Space Planning Strategies | Collecting the “right” data is paramount to effective decision-making, and “Standards as a Service” could be the next step.
Facility Retrofit: Sealing HVAC Ducts | To minimize construction disruption, the Los Angeles Unified School District piloted an alternative to total duct replacement.
Components Of Green Cleaning | Here’s a look at the evolution of this practice. Plus, what’s the difference between various terms describing on-site generation of cleaning solutions?
15 Steps To Centralize Facility Management | The City of Tallahassee, FL is in the process of bringing together 500 facilities across 160 sites.
Water Conservation, In And Around Facilities | There are myriad ways to reduce consumption of this resource. Plus, be aware of stormwater regulations to avoid enforcement.
Surpassing The Mark | In Marlborough, MA, pharmaceutical giant Boston Scientific pursued LEED Silver certification and discovered “Gold” in the process.
Can Security Technology Replace Guard Force? | Striking an effective balance of the latest tools and personnel can deliver cost savings, without sacrificing safety.
Toward High Performance Facilities | In assessing sustainability goals for 2017, this overview of five green building programs provides recent updates.
Space Heating In High Bay Facilities | The U.S. Department of Energy took a look at the efficiency performance of high temperature heating and ventilation technology.
Renewable Energy: On-Site Energy Storage | Advances in systems that support this approach hold promise for facilities to utilize this sustainability strategy.
To subscribe to Facility Executive magazine, visit this link.
Facility Executive | July / August 2016 Issue
Facility Executive: July / August 2016
Volume 29, Number 4
The HVAC Factor: Sound Attenuation For Exposed Ductwork | Noise from vibrations reverberating through facility ducts can reach disturbing levels without proper mitigation.
Facility Retrofit: Keeping Cool With Lower Energy Costs | At a central Florida library, peak demand charges are down with the installation of thermal energy storage tanks.
Services & Maintenance: Key Pest Control Concerns For Facilities | Identify the conditions and areas to which insects and rodents may be attracted to prevent infestations. Plus, what are 10 strategies to keep away pest birds?
Trends – Site Security: Background Checks | The vetting process for contract and temporary workers may represent a “hole” in a facility’s security safety net.
Trends Bonus Article: Cyber Security For Buildings | A recent survey gauges the role of facility managers when it comes to protecting building systems from a cyber attack.
FM Issue: Power Protection For IoT Connection | Facilities depending on Internet of Things technology need to assess backup power strategies to ensure data is retained in the event of an outage.
FM Issue Bonus: Powering The Evolving Facility | Delivering an infrastructure to support current and future operational needs calls for a holistic approach.
Hotel Case Study: A Vision By The Sea | On a former manufacturing site in Gloucester, MA, the Beauport Hotel graces the beach in this seaport town. Plus, one way to please guests is with restroom technology that keeps them stocked.
Lighting Maintenance Bonus Feature: LED Lighting Retrofits | There are varying approaches to replacing current lighting with LEDs, and examining the options will help ensure success.
Green Roofing Feature: Roofing Maintenance, Dollars and Sense | A corrective, proactive approach delivers value, longer life, and energy benefits.
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Facility Executive | May / June 2016 Issue
Facility Executive: May / June 2016
Volume 29, Number 3
Tech And FM: Predictive Analytics For “Low-Tech” Facilities | Lacking high-tech equipment, sensors, or software does not mean facility management executives cannot take action from their data.
Facility Retrofit: Visibility In Multi-Site Maintenance | At Denver, CO based CorePower Yoga, a service automation system has improved retail site management.
Windows: Preventing Condensation | More than simply a nuisance, moisture buildup impacts occupant comfort and facility integrity.
Keeping Up With Fire And Life Safety Codes | While design and construction teams are initially responsible, the facility management team ensures continued compliance.
Workplace Design: Four Trends | Physical environment significantly impacts employees and organizations overall, and facilities leaders are on the front lines.
Opportunity For Innovation | In Wexford, PA, a new outpatient facility provides Allegheny Health Network customers with a wide spectrum of services.
Healthcare Waiting Room Design | Whether in a hospital, medical office building, or urgent care center, these spaces aim to provide comfort and convenience.
Equipment Leasing And FASB Changes | Approval of a new lease accounting standard from the Financial Accounting Standards Board means facilities can prepare to adopt it.
Key Survey Findings: Campus Facility Management | Results of a survey of Facility Executive readers reveals customer service, staffing, and other high priorities.
Renewable Energy: Financing Geothermal HVAC | Partnering with utilities and third parties provides options to facilitate investment into these systems.
To subscribe to Facility Executive magazine, visit this link.
Facility Executive | March / April 2016 Issue
Facility Executive: March / April 2016
Volume 29, Number 2
Professional Development: Incremental Outsourcing | Many organizations have fully developed solutions, while others employ services on a smaller scale.
The HVAC Factor: New Life For An Aging Chiller Plant | Renovating a century old government facility retained its historic character while providing maintenance staff improved access.
Facility Retrofit: Zero Waste Manufacturing | At Diamond Packaging in Rochester, NY, converting trash to energy is one strategy in having achieved a closed loop.
Choosing Carpet and Flooring That Meets Demand | Procurement standards help to direct selection and installation for facilities.
Physical Security Planning | A common sense approach to facility protection includes identifying the aim and ensuring staff members are trained.
Lighting Takes Center Stage | A confluence of factors holds promise for this building system to be a hub of facility operations.
Best Practices For Data Center Management | On-site surveys of 40 facilities reveal four areas ripe for energy efficiency improvement.
Wellness In Action | The core mission of the Milken Institute School of Public Health at The George Washington University is reflected in its new facility.
Water Systems Strategies | While there are a multitude of options to reduce consumption, the right approach for each facility varies.
To subscribe to Facility Executive magazine, visit this link.
Facility Executive | January / February 2016 Issue
Facility Executive: January / February 2016
Volume 29, Number 1
Tech And FM: Cyber Security In Real Estate | Facility executives should note several risks, remedies, and misconceptions about cyber risk to building systems.
Assessing Cleaning Performance | With occupant satisfaction in mind, key performance indicators for quality maintenance include appearance and health.
Facility Executive of the Year 2016 | In Hamilton County, OH, Ralph W. Linne, director of county facilities, tames management tasks with technology and shapes a long-term energy plan.
2016 Readers’ Choice Awards | In this annual survey, readers cast their votes for the suppliers they preferred in 2015.
Analyzing Payback Of Roofing Insulation | Model energy codes are calling for higher R-values in commercial building envelopes. Plus, have you heard of induction welding?
Retrocommissioning HVAC | Deferred maintenance directly affects the physical condition of a facility which has a significant impact on the asset value.
Renewable Energy: Partnership To Renew Higher Ed | Higher ed’s AASHE launches energy initiative for campuses—purchase one gigawatt of renewables by 2020.
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Fastening Systems For Single Ply Roofing
By Chris Mader
From the January/February 2016 Issue
Today’s facility managers have essentially three options when it comes to installing a new single-ply roofing system. The roofing system can be fully adhered, fully ballasted or mechanically attached. Each has pros and cons. White thermoplastic materials represent the highest percentage of new commercial roofs being installed in North America today, and the vast majority of thermoplastic materials are installed using mechanical attachment methods. These single-ply systems include polyvinyl chloride (PVC), thermoplastic polyolefin (TPO), as well as black rubber (EPDM). The material is typically provided in rolls 10′ wide by 100′ long. In a mechanically attached thermoplastic system, the membrane is rolled out over the insulation then fastened with screws and plates along the edge. The next roll overlaps the fasteners and the seam is fused using hot air (900°F+) to create a bond that can be stronger than the membrane itself.
Fully adhered. In a fully adhered system, the membrane is bonded or glued to the substrate. Typically in these assemblies a layer of insulation is mechanically fastened to the structural deck, however, it can also be glued, depending on the deck type. Frequently there are several layers of insulation in the assembly all glued together before the waterproofing cover is adhered to the top level of insulation or cover board. Ironically, fully adhered systems often require more fasteners per 4’x8′ insulation board than mechanically attached systems, and are also dependent on the installation temperature and may be impacted by the humidity levels as well.
Ballasted. By contrast, ballasted systems use stone or paver materials to hold the roofing membrane in place. The roof cover is loose laid over the insulation, which is either mechanically fastened or loose laid in place, and then ballast is installed on top. Historically, ballasted roofs represent the least expensive option. The biggest challenges with these roofs are preventing ballast from scouring during periods of high wind, ensuring that the building can handle the dead load weight of the ballast, and difficulty finding leaks after the fact.
Mechanically attached. The majority of the single-ply materials are mechanically fastened to the structural roof deck using screws and “plates” or oversized washers designed for the application. While the majority of new roof decks in North America are steel, there are many other deck types, including gypsum, concrete and wood, which can all accept mechanically fastened roof systems.
Induction Welding. Rather than relying exclusively on in-seam fastening techniques for mechanically attached thermoplastic membranes, many facilities have had their contractors employ an alternative technology, induction welding. The system, called RhinoBond, is a non-penetrating option for installing TPO and PVC membranes, which spreads the wind load more evenly across the roof deck. Based on microprocessor-controlled induction welding technology, the system significantly limits roof flutter, regardless of membrane width, and reduces the load per installed fastener.
Oversimplified, this technology—accepted by all major roofing system manufacturers—is used to heat a specific metal target through a non-metallic material. In this case, the “target” is a metal plate, coated with a heat-activated adhesive, installed under the TPO or PVC roofing membrane. This process creates a strong bond between the bottom side of the roofing membrane and the coated plate, without penetrating the membrane. In static testing, these bonds have demonstrated the ability to resist more than 500 pounds of force.
Most mechanically attached roofing assemblies are designed around in-seam fastening patterns and are based on a specific wind loads (i.e., Factory Mutual [FM] 1-90). In traditional mechanically attached systems, insulation is secured to roof deck using a specified number of fasteners and insulation plates per square. A second set of fasteners and seam plates or a batten bar is installed through the membrane in the lap or seam, and protected by an overlapping heat-welded seam that eliminates potential entry points for moisture.
With the induction system (see photo above), only one fastener and plate is used to secure both the insulation and the membrane to the deck. As such, the number of required fasteners is reduced by up to 50% depending on the specific wind requirements. Since the grid pattern distributes the wind load more evenly, the system can achieve higher wind performance ratings with fewer fasteners, while complying with the steel deck stress limitations of FM 4470.
For facilities and light manufacturing plants with standing seam metal roofs, the induction system eliminates many issues that roofing contractors find difficult with these types of projects. “I think we came in a couple of hundred thousand dollars less than if we had gone with a metal roof,” says Brent Howell, facility manager for Salmon Bay Center about the Stimson Marina project in Seattle. “If we had done a complete tear-off we were probably looking at another million dollars.”
Mader is a codes/approvals support engineer for OMG Roofing Products. He is responsible for helping to evaluate new products as well as for developing and maintaining technical product specifications, maintaining code approvals and keeping abreast of technical changes and advancements in the commercial roofing industry. Mader is a member of the NRCA, SPRI and of RCI.
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Analyzing Payback Of Roofing Insulation
By Jason P. Wilen, AIA, CDT, RRO
From the January/February 2016 Issue
Model energy codes establish minimum requirements for thermal resistance of building envelopes. Thermal resistance is often measured in R-value, which is a measure of insulation’s ability to resist heat traveling through it. The higher the R-value the better the thermal performance of the insulation is. Model energy codes are adopted by states or local jurisdictions and are sometimes left as-is or are modified by state or local building code agencies to reflect a jurisdiction’s local conditions. The most often-adopted energy code in the U.S. is the International Energy Conservation Code (IECC), developed and published by the International Code Council (ICC)
The building envelope thermal requirements in the International Energy Conservation Code, 2012 Edition (IECC 2012) provide prescriptive minimum thermal insulation (R-value) requirements for building envelope components, including roof assemblies.
Comparing IECC 2012’s values to those of the International Energy Conservation Code, 2009 Edition (IECC 2009) reveals minimum required R-values have increased from R-5 to R-10 depending on specific climate zones and building (roof) assembly configurations.
Similarly, comparing the new International Energy Conservation Code, 2015 Edition’s (IECC 2015’s) values to IECC 2012’s Edition, IECC 2015 includes increases of an additional R-5 for some locations.
IECC 2015 was published in mid-2014 and was available to jurisdictions for adoption at that time. The IECC is published every three years, and many locations are still using earlier editions of IECC. If in doubt, facilities should check with their local building departments to find out which version of IECC is in effect in their area.
It is important to note the ICC doesn’t thoroughly consider the cost implication of making its codes more stringent, such as increasing minimum R-value requirements.
A Sample Analysis
The National Roofing Contractors Association (NRCA) analyzed energy savings and cost paybacks of roof assembly R-value increases in 16 U.S. cities representative of the energy codes’ eight U.S. climate zones (see current map below, click to enlarge).
A hypothetical project consisting of a roof assembly with insulation above deck on a 10,000 square foot single-story building was considered. Construction cost increases and corresponding theoretical energy savings information was developed by changing the hypothetical roof assembly in each city from R-10 to R-15; R-15 to R-20; R-20 to R-25; and R-25 to R-30. City-specific current energy costs (natural gas for heating and electricity for cooling) were used in the analysis. Cost payback length was determined by dividing the incremental increased cost for adding R-value by the calculated energy cost savings.
The analysis revealed that insulation increases from R-10 up to R-15 have the relatively shortest paybacks; these ranged from 12.4 years to 13.3 years. (A 2004 study conducted by The Roofing Industry Alliance for Progress revealed the average lifespan for a low-slope roof system in the U.S. is 17.4 years.)
Cost payback lengths vary by a city’s climatic conditions and heating and cooling energy costs. For example, energy costs significantly vary between Boston and Denver, resulting in wide variances in cost paybacks even when comparing cities in the same climate zone.
Considering current heating and cooling costs, NRCA’s analysis concludes R-value increases resulting in cost payback lengths approaching or beyond a roof assembly’s anticipated life span are not financially justifiable to building owners. However, as heating and cooling energy costs increase, shorter cost payback lengths will occur and may better justify the current energy codes’ high minimum R-value requirements.
Interested parties can determine theoretical heating and cooling costs (and savings) for roof assembly configurations in specific cities using NRCA’s EnergyWise Roof Calculator. EnergyWise is a Web-based application that provides a graphical method of construction roof assemblies to evaluate thermal performance and estimated energy cost under normal operation conditions.
The application determines “Annual Energy Cost” values, which is useful when comparing the energy costs and savings associated with various roof assembly designs. This value should not be confused with the building owner’s overall energy costs, which in most instances will be somewhat larger than the “Annual Energy cost” that is attributable to the roof assembly only.
For a detained financial analysis of the long-term costs and potential savings of an energy efficient roof system, it is prudent to consult an experienced accountant.
NRCA’s Conclusions
NRCA considers a roof assembly’s thermal performance to be an important attribute to overall performance. However, based on NRCA’s analysis, in many instances the energy codes’ current high minimum R-value requirements do not provide building owners and operators adequate energy cost savings to justify additional construction costs.
NRCA cautions against making representations of cost savings that can result from adding high insulation R-values.
NRCA recommends roof assembly designers provide designs that comply with the minimum requirements for the specific energy code applicable in the jurisdiction where a building is located.
Final Thoughts
As state and local jurisdictions consider updating their energy codes, facility executives and other stakeholders have an opportunity to contribute to the discussion. Generally, there is a public comment phase during the energy code update process. Meanwhile, an online resource from NRCA lists, by state, which energy codes have been adopted here.
In November 2014, the NRCA published an industry issue update for its members that analyzed energy savings and cost paybacks stemming from energy code mandated increases in R-values for low-slope roof assemblies.
These findings and NRCA’s conclusions are summarized in a document that can be found online.
Also, because insulation is a significant component of roof systems, facility executives should consider asking their roof system designers to use cover boards between roof membranes and rigid roof insulation in their low-slope roof assemblies in order to protect insulation and to enhance overall system performance.
Wilen is director of technical services at the National Roofing Contractors Association (NRCA). He joined the NRCA staff in 2011 after 18 years with architectural, forensic, and roof consulting firms. Wilen holds a Bachelor of Architecture degree from the Illinois Institute of Technology, Chicago, and is a licensed architect in Illinois. Wilen is currently a member of two ASHRAE committees as well as being active with a number of ASTM International committees.
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Assessing Cleaning Performance
By Allen Rathey
From the January/February 2016 Issue
Lewis Carroll stated, “If you don’t know where you are going, any road will get you there.” While some people might say a good cleaning program, like a good life, is a journey not a destination, almost everyone agrees it is important to set practical goals. This article addresses setting cleaning performance goals in the context of business objectives through cleaning performance assessment, and tracking key performance indicators (KPIs) or metrics.
According to Chris Arlen, president of Service Performance, a consulting firm based in Bainbridge Island, WA, “Key performance indicators can provide an essential baseline for assessing and improving cleaning performance.”
Arlen likens KPIs to key cockpit readings of legacy Boeing 747s: “In older Boeing 747s, if all the instrumentation were taken out of the cockpit and laid end-to-end it would stretch over 27 feet in length. Pilots couldn’t pay attention to all those dials and displays all the time. Instead, they viewed six key indicators. If something appeared out of order, pilots checked the other instruments corresponding to that key indicator. The same is true for cleaning KPIs.”
Cleaning performance metrics, or KPIs, can include:
- Appearance Metric
- Customer Satisfaction Metric
- Fiscal Metric
- Sanitizing, IAQ Metric
- Health Metric
These KPIs or metrics can be part of a Cleaning Performance Assessment (CPA), a customized assessment based on individual facility requirements.
Cleaning Performance Metrics: The Customer-centric View
Certainly, what occupants see and observe throughout a facility is a vital KPI , so a good place to start evaluating as it relates to the cleaning procedures that are in practice.
1. Appearance Metric. Does it look “clean” on a scale from one to 10 based on a survey of the customer or tenant? This metric is no more complicated than that. While this is indeed subjective, the nature of occupants’ perceptions is subjective; they will judge the quality of the cleaning based on what they see and smell. This metric measures these impressions in a fair and objective way by averaging the viewpoint of perhaps 25% of the users of a facility, plus that of the third-party visitor, auditor, or assessor (via an unannounced visit). One approach to solicit feedback: make this a mini selective crowdsourcing process via online surveys.
According to cleaning performance and science advocate, Bob Robinson, Sr., founder of Kaivac, “While ‘cleaning for appearance’ is an obvious goal, science tells us that just because a facility looks and smells clean, it is not always clean, safe and healthy. Tools that enable more complete removal of contaminants, visible and invisible—and productively—should be part of the cleaning performance arsenal.”
2. Customer Satisfaction Metric. On a scale from one to 10, is the customer happy with the cleaning and the cleaning staff’s responsiveness to input or complaints? Which areas need improvement? Which areas shine?
3. Fiscal Metric. This calls for evaluating the “dollars and cents” data, and this includes the following:
- Overall cost of cleaning (the basis is not subjective and should hinge on cost per cleanable square foot). Standardizing cleaning processes and tools most affects this metric.
- Square feet cleaned per full-time custodial worker.
- Asset preservation. Clean surfaces last longer, so develop factors to measure this as part of the cleaning performance matrix. Ask vendors to provide data on the durability of products and surfaces (e.g., floors) when kept clean (or not), then factor replacement costs and intervals for well-maintained or poorly-maintained assets.
4. Sanitizing/IAQ Metric. Create an average score based on the “healthiness” of the facility cleaning based on a) occupant and auditor walk-through surveys, and b) average daily attendance numbers, where available.
The “healthiness” of a facility is also based on average ATP post-cleaning numbers (perhaps using ISSA’s Clean Standard as a guide). ATP measures organic or germ-promoting soil or average settled dust levels. This can be gravimetric (e.g., the weight of dust samples taken using a white glove-like capture swab across 10 standardized dust collection point), or initially visual (e.g., “I can draw an ‘X’ in the dust, so this is a zero to 3 score”).
Settled dust levels are an indicator of what is airborne and inhalable. Lower levels of settled dust equate to lower levels of airborne dust as a possible trigger of asthma and allergies. Again, while customer perception is subjective, human visual acuity, olfactory, and other senses are quite sensitive and can detect dust, odor, and other contaminants without the need for scientific devices. This perception, when averaged across enough users of the facility and unannounced third-party audits, can contribute to the accurate “sense” of clean and healthy, with more scientific assessments, pending further development of the Clean Standard and related efforts from ISSA, a cleaning industry trade association.
Involving operations staff in discussion of HVAC filtration and other indoor environmental factors enables deeper collaboration for cleaner, healthier environments.
5. Health Metric. While anecdotal data supports the belief that better cleaning promotes health, hard data associated with cleaning (e.g., reducing absenteeism) is harder to pinpoint because of confounding variables, such as ventilation, individual differences among people, and pre-existing conditions. It only makes sense that a cleaner indoor environment supports better health, attendance, and productivity.
ISSA’s Clean Standard makes the point that less germ-promoting soil as measured by lower ATP levels means fewer points of disease transmission, and conditions conducive to better health.
The health metric needs a disclaimer that it is not a scientific measurement, but reflects occupant and auditor impressions and sensibilities.
According to Rex Morrison, founder of the 501c3, Process Cleaning for Healthy Schools, “Complete removal of soil by standardizing the right tasks and tools is the path to performance benefits, and a carefully crafted process minimizes labor, maximizes ergonomics, addresses bottom-line needs, and protects health.”
Tracking KPIs
For the Appearance and Customer Satisfaction metrics, facility management staff might survey monthly (on a one to 10, or similar, scale) using tools as simple as online survey platforms (like SurveyMonkey). This can produce a basic numerical average to improve upon and track over time.
Fiscal metrics can include direct comparisons of costs between current programs and new ones. For examples, facility management might compare use of specialists equipped with standardized tools, techniques, and precise work loading, versus generalists carrying on business as usual.
Or this may include tracking the reduction of floor stripping costs when floors are regularly vacuumed versus dust mopped (proper vacuuming removes more soil).
This practice can also include measuring electricity savings when cleaning is performed during the day versus at night.
Fiscal metrics regarding asset preservation may involve determining the replacement cycle for carpet that is regularly maintained versus carpet cleaned only when it appears soiled.
Evaluating for Sanitizing/IAQ and Health metrics may include the reduction of ATP levels measured using a luminometer, reduced average airborne particle counts, sampling for allergens using test kits provided by labs such as InBio, and subjective occupant perceptions of health and well-being (related to satisfaction as “value” can be a perception).
Cleaning productivity is not just the speed of cleaning or cleaning staff, but the ability to deliver on the five metrics within agreed-upon resource constraints and/or other parameters.
Rathey is a 30 year veteran of the facilities sector, specializing in promoting clean, healthy indoor environments. He is president of the Healthy Facilities Institute based in Boise, ID.
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Cyber Security In Real Estate
By Tom Shircliff and Rob Murchison
From the January/February 2016 Issue
With headlines of cyber attacks on victims ranging from bank cards and Target to a Hollywood movie studio, the issue of cyber security has become top of mind. Now the real estate industry is awakening to significant cyber security risks for building monitor and control equipment. With systems such as HVAC, lighting, fire alarms, sprinkler systems, and elevators all using information technology (IT) such as computers, servers, operating systems, protocols, and networking including Internet connectivity, it’s not hard to imagine an array of scary scenarios. A hacker could manipulate HVAC and CRAC systems to damage temperature-sensitive equipment, disable elevators or life safety systems, or even “hop over” to attack corporate computer networks—not to mention lost productivity and brand damage. These remotely accessible controls systems create a massive amount of exposure for the real estate industry in many different environments, including commercial office, corporate office, campus, retail, industrial, and others.
However, to correct a common misconception, the exposure is not because of the more recent smart buildings revolution. Rather it’s the so-called “dumb buildings” built over the past 25 years with standard controls systems that have these inherent risks but have not employed any cyber-safe requirements. The standard controls systems and the contractors installing them use Internet-connected computers for remote maintenance and software updates. In addition to adding convenience, this also creates a dangerous pathway to the building, its controls systems, occupants, and other networks.
You can’t buy a control system without a computer server and remote access capability, and almost all of these systems have been installed by different vendors with different standards—with little or no concern for cyber security. An estimated 95% of building systems connected to the Internet have insecure connections, and 65% of vendors have remote access to building systems.
Let’s look deeper at why the real estate industry is vulnerable. Use of IT in controls architecture and the back office has outpaced the technology abilities of the typical industry vendor resources, such as architects, engineers, and facility and property managers. These vendors generally have not integrated current-day IT practices into the design, construction and operation standards, while at the same time real estate developers and owners have not aligned their internal departments to the new reality of IT in monitor and control systems. The result is just enough IT to connect and turn on systems—and systems that are each put in by different vendors to different IT standards for reliability, backup, cyber, and other critical IT principles.
There are many examples of contractors who are establishing remote connectivity using low-cost, off-the-shelf routers, with free Wi-Fi built in that is constantly broadcasting, and simply plugging in a DSL line without changing the generic password (such as “admin admin”). Multiply that times dozens of vendors who have different systems installed throughout the building(s).
Part of the reason the industry has been slow to respond to the risks is rooted in historically different approaches between IT and facilities management. In most enterprise IT environments, the owner has control of all IT devices and networks even if using contractors for certain tasks and equipment. But in the real estate and facilities environment, there is a large ecosystem of vendors that almost completely controls and manages all of the IT components themselves and are responsible only for their own level of IT reliability and security.
To bridge these cultural differences, mediation and even language interpretation between the departments is often necessary to explain what facilities is trying to do and then to integrate the organization’s IT requirements into facilities procurement and management. Typical questions to resolve are: Who buys the software, facilities management or IT? Who determines the requirements? How sensitive is the data? What are the remote access policies and requirements? Who manages compliance? Whose budget is it coming out of?
The first step toward more cyber-secure facilities is an inventory and vulnerability assessment. This requires skill sets in several areas, including facility management, IT, controls systems, and risk management. For example, our firm, Intelligent Buildings, has developed a scorecard (shown above) that applies existing IT best practices from National Institutes of Standards and Technology (NIST) Risk Security Framework (RSF) and International Organization for Standardization (ISO) as well as the Department of Homeland Security (DHS), and then grafted those best practices into the facility environment. The evaluation areas include the computer systems, controls software and hardware, networking, contractor practices, and internal practices.
It is critical that all areas are addressed since this chain is only as strong as its weakest link. For example, a trusted vendor that has access through many IT security layers can create risks by not having a password custody policy during staff turnover. A quick site assessment with some preparation and follow-up can produce a categorical score set and a total score which leads to a step-by-step remediation plan.
While it’s the legacy systems that are the base of the problem, with the increasing phenomenon of the Internet of Things (IoT), the industry is seeing just the beginning of the architectural and operational vulnerabilities of digital building monitor and control systems.
The number of cyber incidents involving industrial control systems (including buildings) reported to the DHS increased by 74%, from 140 to 243, between fiscal years 2011 and 2014. In 2012, hackers penetrated the building energy management system (EMS) of a New Jersey manufacturing company. And, in another 2012 incident, an intruder changed the temperature settings of a state government facility’s building EMS. The Government Accountability Office (GAO) recently warned that even the DHS lacks a strategy to protect sensitive buildings from cyber attacks.
While these examples suggest the likelihood of many more incidents, it’s important to keep the risks in perspective. We need to account for IT realities and risks while also leveraging IT efficiencies. For example, “big data” and analytics also offer powerful opportunities to help facility management executives make data-driven decisions that will reduce their operational costs, increase productivity as well as improve the occupant experience and overall sustainability.
The good news is that the advent of smart building technology has the potential to decrease cyber risks and is prompting long overdue conversations about the importance of cyber security.
For example, in consulting with a large government agency on its smart buildings initiative, our firm worked with both facilities and IT to develop a strategy and standards for a building systems network that would be secure and separate from core business operations. This not only created separation from business data but also reduces the chance for mischief and safety risks related to power, elevator, lighting, and air conditioning. In the design of a large commercial office tower, we worked with 17 different systems controls companies to integrate these into a common backbone and empower a new, more secure way of managing the building that was also “analytics ready.”
Whether reducing cyber risks or leveraging smart building opportunities, it’s important to remember that any strategy must encompass three pillars: buildings, people, and technology. State-of-the-art software is only effective if the building is able to access the data. And technology achieves its potential only if people, decision-making processes, and workflows are also in place. It’s not just new technology; it’s a new way of working.
Shircliff and Murchison are co-founders of Intelligent Buildings, LLC, a real estate advisory services company that provides planning and implementation of next-generation strategy for new buildings, existing portfolios, and smart communities. Founded in 2004, Intelligent Buildings has worked extensively in more than 85 cities, and has developed smart building standards for the U.S. and Canadian federal governments. It consults in multiple real estate environments, including corporate, government, utility, institutional, and campuses. In 2015, Intelligent Buildings was ranked among the nation’s fastest-growing private companies on the Inc. 5000 list.
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2016 Facility Executive Readers’ Choice Awards: Selected By Facility Management Professionals
By Facility Executive Editors
Published in the January/February 2016 Issue
Numerous companies offer products and services that meet the diverse needs of facility management (FM) professionals. For the past 23 years, our editors have asked readers to vote for their preferred vendors in a variety of categories. For this year’s Readers’ Choice Awards, the survey included more than 40 categories, and FM professionals were asked to indicate what companies they rated highest based on product aesthetics, product reliability, value, and customer service. Browse for the results…
CONSTRUCTION/RENOVATION
BUILDING MATERIALS
Georgia-Pacific Gypsum
Georgia-Pacific is a manufacturer and marketer of building products, tissue, packaging, paper, cellulose, and related chemicals. Billions of square feet of DensDeck® roof boards have been installed in thousands of commercial roofing systems worldwide for nearly 30 years. DensDeck and DensDeck Prime panels feature the mold resistance, fire resistance, strength, and dimensional stability built into the entire Dens® portfolio.
ROOFING
Duro-Last Roofing
The Duro-Last® Roofing system, the “World’s Best Roof®”, is suitable for any flat or low-sloped roof. What sets it apart are the prefabricated deck sheets, accessories, and flashings, which allow for a watertight installation that does not sacrifice aesthetics.
WINDOWS
EFCO, a Pella Company
Designed for low- to mid-rise buildings, EFCO’s curtain wall system, 5600 PG, addresses the challenges of installation and glazing with pre-glaze capability and factory fabrication options. Features like single span or multi-span and anti-bulking clips ease installation.
FACILITY INFRASTRUCTURE/SYSTEMS
BUILDING AUTOMATION SYSTEMS
Siemens Building Technologies
Siemens’ building automation systems help facility executives minimize energy use; optimize HVAC equipment; and integrate fire, security, lighting, and other systems. They are suitable for offices, hospitals, K-12 schools and campuses, hotels, airports, museums, commercial buildings, single buildings, or multi-building campuses.
CABLING & CABLE MANAGEMENT
Legrand®/Wiremold
The InteGreat™ Series from Legrand is designed to accommodate a greater use of connectivity in meeting rooms while organizing and protecting critical connections. These products are easy to install and allow access for future technology upgrades—in a flexible and reconfigurable solution.
DATA CENTER MANAGEMENT
Schneider Electric
Cooling Optimize, part of the StruxureWare for Data Centers DCIM suite, adds dynamic airflow management and optimization to existing data center cooling systems, enabling significant energy reduction, improved reliability, and availability through automated identification and elimination of hot spots and potential facility risks.
ELEVATORS
KONE
An elevator is a lot like a train in that everyone gets on board and has to make every stop along the way. But what if it could be more like a limousine that takes you swiftly and comfortably to exactly where you want to go? That’s the idea behind KONE’s Polaris destination control system for passenger elevators. It can improve vertical transportation in office buildings, hotels, and business complexes. With its engaging and innovative design, KONE Polaris makes a positive impact on the look and feel of a facility.
ENERGY MANAGEMENT
Honeywell
Honeywell’s flagship building management system, Enterprise Building Integrator (EBI), provides operators with innovative, flexible energy management technology and data, such as consumption and historical trends that can help optimize a facility’s energy use in real time.
FIRE/LIFE SAFETY
SimplexGrinnell
Tyco SimplexGrinnell provides advanced SIMPLEX fire alarm panels and cloud-based applications to enhance protection, improve business operations, and increase customer value. The SIMPLEX 4100ES is an advanced, Internet-enabled panel that meets the needs of facility executives in all types of environments.
HVAC/INDOOR AIR QUALITY
Johnson Controls
YORK® Variable Refrigerant Flow (VRF) systems from Johnson Controls offer efficiency for heating and cooling with multiple modular units that provide quiet comfort for occupants, and flexibility in design. Johnson
Controls offers VRF training classes with expert instructors and hands-on experience to ensure optimal VRF design, installation, and service.
LED LIGHTING
Current, Powered by GE
Current brings innovation to one place by combining GE’s capabilities in LED, solar, energy storage, on-site generation, and electric vehicle infrastructure into a sustainable energy ecosystem to meet customer needs. Current’s Lumination™ IS Series Suspended LED Fixtures offer a modern, clean appearance of continuous rows of light while using 40% less energy than traditional lighting.
LIGHTING (NON-LED)
OSRAM SYLVANIA
OSRAM SYLVANIA offers a variety of linear, U-bend, compact, and specialty fluorescent lamps. The company’s focus has been on providing energy efficient and long life T8, T5, and CF lamps, enabling end users to reduce lighting maintenance costs and take advantage of utility rebates.
LIGHTING CONTROLS
Lutron Electronics Co., Inc.
Lutron Electronics Co., Inc. designs products that deliver quality and performance to the customer. A new Quantum software interface allows facility managers to manage their electric light and daylight for maximum energy efficiency, comfort, and productivity. From anywhere in a building, a facility manager can control electric lights and shades as well as configure, monitor, analyze, and report on the light system in a building.
PLUMBING/FAUCETS/FIXTURES
Sloan Valve
Sloan, a manufacturer of commercial plumbing systems, is at the forefront of the green building movement. Sloan’s Hybrid Urinals combine a multi-patented urinal cartridge with revolutionary technology that keep urinals and drain lines clean, hygienic, odor-free, and clog-free.
WATER MANAGEMENT
Rain Bird
Rain Bird has been dedicated to The Intelligent Use of Water™ for over 80 years. From high efficiency sprinklers and drip irrigation to advanced control technologies like Rain Bird’s cloud-based IQ™ Platform, Rain Bird delivers powerful tools to maximize water savings.
INTERIORS
CARPET
Mohawk
With open, engaged environments replacing segmented ones, Mohawk is challenged to develop flooring solutions that connect with the Maker movement and mimic handcrafted details. The company’s Iconic Earth’s stone visuals reflect natural processes of geology with pops of sheen morphing and shifting throughout the floor and metallic yarns that mimic the look of oxidized minerals. The collection is comprised of three patterns—two in plank format and one in traditional carpet tile format—that standalone or work harmoniously. Various installations optimize modular flooring solutions suitable for high-traffic commercial applications.
CARPET FIBERS/TREATMENTS
Shaw
Shaw Contract Group manufactures high performance, Cradle to Cradle Certified™ carpet for any environment. Shaw Contract Group’s flooring provides maximum comfort, ease of maintenance, durability, and performance. EcoWorx carpet with EcoSolution Q fiber is PVC-free and can be recycled, reducing environmental impact.
CEILINGS/CEILING TILES
Armstrong® Commercial Ceilings
Armstrong Ceilings provides innovative products designed to control acoustics in today’s flexible interiors. Total Acoustics™ ceiling panels feature a combination of sound absorption (NRC) and sound blocking (CAC) in a single panel, making them a suitable choice for spaces with multiple functions.
DOORS/DOOR HARDWARE/LOCKS
Norton Door Controls
Norton Door Controls offers a comprehensive line of door controls designed and manufactured to ensure performance and reliability. The Norton 9500 Series is an ANSI/BHMA Grade 1 Door closer that features a clean, modern cover aesthetic and durable cast iron body that can be used in a variety of environments requiring ADA compliance.
FLOORING
Armstrong® Commercial Flooring
Armstrong provides facility managers with design options, durable performance, easy maintenance, and budget friendly solutions for every space with a portfolio of LVT, BioBased Tile®, sheet, linoleum, VCT, laminate, and hardwood flooring products. Armstrong’s newest linoleum sheet, Rhythmics, is a contemporary linear design and part of the LinoArt™ collection, which begins sustainable and remains sustainable. The NATURCote™ II high performance coating, featured on all LinoArt products, withstands scratches and scuffs from foot traffic. It also provides resistance to soiling and stains, damage from alcohol-based hand sanitizers, and damage that may result from exposure to high pH cleaning chemicals.
FURNITURE
Steelcase
Steelcase helps leading organizations recognize that their physical workplace can amplify the performance of their people, teams, and organization. Brody WorkLounge optimizes real estate by transforming underused, “in-between spaces” into coveted destinations for focus and by meeting needs for privacy, power, lighting, and personal storage.
FURNITURE: CONFERENCE ROOMS
The HON Company
Through its Voice of the Customer process, The HON Company listens and then produces workplace solutions that customers need to be successful. Preside® tables offer styles from cozy café to large conference rooms, and adapt to accommodate any space or work style, making it easy for people and ideas to connect.
FURNITURE: REFURBISHED
Davies Office
Transform old, tired looking furniture into contemporary designed solutions. Davies will re-engineer and rework existing furniture by remanufacturing it to like-new options. Take taller panels, filing, and storage, and re-index them to lower heights and workspace solutions.
FURNITURE: SEATING
Herman Miller
Herman Miller has a long history of making sitting a more natural part of the way people work. While each Herman Miller high performance work chair, including Aeron, is designed to solve a unique set of problems, they all contain three fundamental and human-centered innovations: PostureFit keeps a user’s spine properly aligned; the proprietary tilt designs let users recline naturally without losing support; and highly engineered breathable surface materials dynamically support the micro-movements of the body.
PAINT
Sherwin-Williams
Sherwin-Williams offers a wide range of high-performance coating systems for walls, floors, roofs, and concrete surfaces to help facility managers meet tight deadlines and control costs. Emerald® paint and primer in one with advanced stain blocking technology delivers best-in-class overall performance. With exceptional coverage and washability, it’s perfect for any paint job.
RESTROOM DISPENSERS/FIXTURES
Excel Dryer
The XLERATOR® Hand Dryer is the original, patented, high-speed, energy efficient hand dryer manufactured by Excel Dryer. XLERATOR dries hands completely in 10 seconds, three times faster than conventional hand dryers and uses 80% less energy.
SIGNAGE
APCO Graphics
APCO has designed innovative sign solutions since 1966, combining the best of both form and function. The company’s newest product, Elevate, is a frameless, modular sign system with a unique floating appearance, offering ADA compliant solutions that are both design-flexible and easy to maintain at the facility level.
MAINTENANCE
CLEANING/MAINTENANCE PRODUCTS
Rubbermaid Commercial Products
For more than 45 years, Rubbermaid Commercial Products has led the industry in bringing products to market with the ultimate goal of helping people to maintain safe, healthy commercial and institutional environments. RCP’s Maximizer™ mop significantly reduces the effort needed to lift and move the mop. With 30% more floor coverage and 25% less weight compared to traditional mops, it reduces the time spent cleaning large areas, which means increased productivity and less strain on cleaning professionals.
GROUNDSKEEPING/FACILITY FLEET
Cushman/EZ-GO
Since 1901, Cushman vehicles have been recognized as light transportation solutions for commercial and industrial applications. With a robust 28-hp gas engine, the Hauler 4X4 features an industry leading 800 pound cargo capacity and provides up to 1,200 pounds of total vehicle payload.
PAPER PRODUCTS (CAFETERIA, RESTROOM)
Kimberly-Clark Professional
Kimberly-Clark Professional* is committed to helping customers achieve their sustainability goals—something reflected in its product design. The New Scott* brand Paper Towel is 100% compostable, contains at least 80% post-consumer waste exceeding EPA standards, and is FSC® and ECOLOGO® certified. It is also designed with Absorbency Pockets*, so fewer towels can be used.
PEST/BIRD CONTROL
Bird-X
Bird-X’s new ProHawk UAV is the first programmable drone created specifically for bird control. Unwanted birds are repelled by the built-in sonic sound device of naturally recorded predator calls and bird distress cries. It uses a GPS to follow a predetermined flight path.
RECYCLING
Rubbermaid Commercial Products
Rubbermaid Commercial Products is committed to developing cutting edge innovations that will positively impact the way its customers do business. RCP’s Configure™ recycling solution can be tailored to meet the needs of any facility. It is a system that can be customized based on container size, color, waste stream, and more. New features such as magnetic connections and an easy access front door prioritize ease of use and maintenance while ensuring compliance with industry standards and legislation.
SECURITY
ACCESS CONTROL
ASSA ABLOY
ASSA ABLOY’s vision is to be the most innovative supplier of total door opening solutions in order to deliver safe and convenient security solutions that provide real added value to customers. The KS100-640H server cabinet lock and Aperio® hub reflects this by bringing real time access control in a single card system to individual server doors.
EMERGENCY POWER/LIGHTING
Generac
Generac designs all of its products with the needs of its customers in mind. The 500kW Natural Gas Generator is the largest in Generac’s line of industrial generators and is suitable for large standby power applications, such as office buildings and mission critical data centers.
ID/BADGE PRINTERS
HID Global
HID Global provides a comprehensive array of printers for custom card personalization. HID Global’s FARGO® Direct-to-Card (DTC) and High Definition (HDP) printers meet the card customization needs of small businesses, global enterprise organizations, and government agencies worldwide.
SECURITY SYSTEMS
Honeywell
Honeywell’s flagship building management system Enterprise Building Integrator (EBI) integrates critical building systems including security to enable personnel to identify and manage risks earlier to reduce impact of potential security or safety incidents through real-time information and automated incident responses.
SURVEILLANCE
Panasonic
Panasonic provides industry-leading solutions to capture, record, manage, and analyze surveillance video. The company’s 6 Series outdoor camera is one of its many video surveillance products and solutions that offer high picture quality, mission-critical reliability, and low total cost of ownership.
WORKPLACE
ADA & ERGONOMICS
VARIDESK
Simplicity is at the heart of the VARIDESK design philosophy. The company strives for its products to be easy to set up and use. This is why most of its desks come fully assembled and ready for work, right out of the box.
BREAKROOM SUPPLIES
Staples Facility Solutions
Staples Advantage, the business-to-business division of Staples, offers products and services that create a more welcoming and comfortable breakroom, including an assortment of food and beverages. Staples Advantage is a leader in providing coffee services solutions for any size business and any type of coffee—from single serve brewers, like the Keurig, to traditional carafes and specialty brewers for lattes and espresso beverages. Additionally, Staples Advantage provides an assortment of sweeteners, creamers, and cups for employee satisfaction in the office.
FACILITY MANAGEMENT SERVICES
Canon Business Process Services
Canon Business Process Services (Canon) provides facilities support via its Corporate Campus Logistics services. Designed for large corporate sites, Canon’s offering provides the logistics process, experienced professionals, and technology necessary to distribute supplies, transport employees, and manage the storage of materials used to support daily workplace needs.
FACILITY MANAGEMENT SOFTWARE
Autodesk
Autodesk Building Ops is a mobile-first asset and maintenance management solution that is transforming building handover and operations by placing BIM asset data in the hands of those who need it most, when they need it, and where they need it.
OFFICE TECHNOLOGY/COMMUNICATIONS
Ericsson
Ericsson is a leader in the rapidly changing environment of communications technology—providing equipment, software, and services to enable transformation through mobility. The company’s small cells portfolio delivers the coverage, capacity, and scalability required for enterprise mobility- and cloud-based applications and operations.
SOUND MASKING
Cambridge Sound Management
Cambridge Sound Management offers innovative, simple, and intelligently designed solutions to the problems of privacy and acoustic distractions. The company’s patented QtPro solution, powered by direct field Quiet Technology, is easy to install and delivers high quality uniform sound masking without complex commissioning.
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Facility Executive of the Year 2016: Keeping Costs In Check
By Anne Cosgrove
From the January/February 2016 Issue
Facility improvement projects have the potential to improve the quality of operations as well as the bottom line. The trick for facility management professionals is to identify and execute those projects that will deliver the best overall results for the specific facility, and the organization overall. In Hamilton County, OH, the director of county facilities, Ralph W. Linne, MBA, CPM, BOC has implemented several initiatives that individually and together are improving the building stock leased, owned, and occupied by the county.
In his position since 2001, Linne manages a facilities department of more than 200 employees that maintains nearly 300 facilities totaling approximately 3.5 million square feet. The Hamilton County Department of County Facilities responsibilities include: property management, facility maintenance and operations, design and construction services, energy management, procurement services, grounds and landscaping, cleaning, space planning, parking, foodservice, and security services.
Under Linne’s leadership, improvements to department operations and facility efficiencies have flourished, even in the face of budget limitations.
Most recently, he oversaw the implementation of a three phase energy performance contract that was completed in June 2015. The energy conservation project included three main phases of performance contracting work on 15 major buildings under the jurisdiction of the facilities department.
The majority of work was done in five county buildings, located in downtown Cincinnati. These are:
- Hamilton County Courthouse (603,856 square feet);
- Justice Center (houses the county jail, 383,244 square feet);
- William Howard Taft (Law) Center (193,524 square feet);
- 800 Broadway Building (includes sheriff and Jobs and Family services offices, 364,933 square feet); and
- Hamilton County Administration Building (209,063 square feet).
The energy performance contract included upgrades throughout these buildings, including new boilers, chillers, air handlers, lighting, plumbing fixtures, direct digital controls (DDC), cooling towers, and thermal solar panels (to heat water at the Justice Center).
Since these projects began in 2010, Linne reports for these and other facilities included in the contract activity an annual electric usage decrease of 10,779 megawatts; an annual natural gas usage decrease of 28,523 therms; and an annual water usage decrease of 18,234 kilogallons. These savings have delivered an approximate avoided cost of $1.96 million; $590,000; and $40,900, respectively, over the past five years.
2016 Winner Profile Director of County Facilities Hamilton County, OH PROJECT AT-A-GLANCEOverview: Energy performance contracts, from 2011-15 significantly reduce consumption and costs. Software implementation streamlines multiple facets of department. Type of Facilities: Offices, courthouse, correctional facilities. Square Footage: 3.5 million, in 270+ facilities. Annual Budget: $20 million annual; $153 million five year capital. |
2016 FEY JudgesTed Bielicky, CFM Michael Berthelsen David J. Lenart, P.E. Maria C. Vickers, CFM |
For his role in launching and executing this energy project, coupled with ENERGY STAR achievements and initiatives in technology, Linne is recognized as this magazine’s 2016 Facility Executive of the Year.
Linne is an active member of USGBC, IFMA and BOMA organizations in the Greater Cincinnati area; a trustee for the Ohio Public Facilities Maintenance Organization (OPFMA); and serves on the County Commissioners’ Association of Ohio Service Corporation Natural Gas Program Board. He has achieved a Building Operator Certification (BOC), Level 1 from the Northwest Energy Efficiency Council, and teaches several BOC certification courses.
Additionally, Linne is certified as Level III in Homeland Security from the American College of Forensic Examiners Institute. This was a requirement for Hamilton County employees after 9/11, and maintaining certification as Linne has done is now optional.
Tackling Energy Improvements
Performance contracting discussions started in 2009 and began to be implemented in 2010, with the last phase complete in mid-2015. Having a 20 year replacement plan in place was significant to justifying the project and the return on investment, explains Linne. “When I came to Hamilton County, we put together a 20 year replacement plan for our buildings. I drew on my experience in capital budgets and forecasting.”
Working with three design partners—structural engineer, MEP engineer, and architect, the facilities department identified when equipment had been installed and life expectancy. “When the opportunity for performance contracting came up, and there were some grants available, having the 20 year plan helped to get the project approved,” says Linne.
As part of his 25 years of facility management experience, Linne was heavily involved in managing public construction projects, including two nuclear power plants. As such, project management and energy are two areas of strength.
Prior to the recent energy performance, his department was already actively doing energy efficiency projects throughout Hamilton County facilities. These efforts were recognized by the U.S. Environmental Protection Agency’s (EPA) ENERGY STAR program. Five county owned buildings in downtown Cincinnati earned ENERGY STAR certification for 2015, which signifies that the buildings perform in the top 25% of similar facilities nationwide for energy efficiency and meets energy efficiency performance levels set by the EPA.
The facilities earning ENERGY STAR most recently are: Hamilton County Administration Building; 800 Broadway Building; William Howard Taft Law Center; Alms & Doepke A&D) Building; and 250 William Howard Taft Building.
In addition both of the County’s Justice Centers (jail facilities) have shown scores in excess of the certification minimum; however, ENERGY STAR does not yet recognize penal institutions.
One of Linne’s goals, as it relates to ENERGY STAR, is to achieve certification for the Courthouse. “The obstacles is that the courthouse boilers are used to also heat the Justice Center,” he explains. “Our natural gas usage is very high, since we’re heating two buildings with the equipment. We are working with the EPA, and also ThermalTech Engineering to try to track usage separately.”
A significant achievement for Linne and his department has been improving the ENERGY STAR score for the A&D Building from 41 to 90. After taking over management from the occupying department in 2008, the facilities department set to work to on this historical building, built in 1878.
When asked about staff related strategies he has used to ensure ENERGY STAR progress, Linne explains, “Each building manager is reviewed on their ability to control energy usage, and they are involved in the replacement of equipment, including receiving training on the proper operating procedures.”
He continues, “This includes working with the building tenants to help them understand the saving to the county by using ENERGY STAR computers and turning lights out, for instance. Also, a very important that we inspect building exteriors every five years.”
Meanwhile, the 800 Broadway Building achieved LEED-EB: O&M certification in 2014. It was the first existing government building in Ohio to obtain this status. The building has also been ENERGY STAR certified for eight consecutive years.
Details on the county’s energy and utility usage during 2014 can be accessed in the “Hamilton County 2014 Energy Management and Utility Usage Report” published in April 2015 (go to Annual Reports section on the Hamilton County website page: www.hamiltoncountyohio.gov/facilities/).
Software Tools With Impact
When it comes to using facility management and real estate software to maintain, track, and evaluate the state of Hamilton County facilities, Linne has been a pioneer. In 2003, he decided to introduce a software module from ARCHIBUS, focused on tracking and managing space. Since then, modules have been added over the years, helping to increase insight into multiple areas of the facilities department. Currently, ARCHIBUS is the system employed the facilities department to manage the various aspects of facility management, including: capital planning, energy management, space management, asset and software management, building operations, management and cost estimating of projects (including LEED), management of information for various conditions within the buildings (including deferred maintenance), management of environmental assets, and employee safety.
The results that Linne’s implementation delivered drew interest from his counterparts in the county government. The ARCHIBUS platform, with multiple modules, has expanded into a county-wide tool enabling numerous departments to share information.
For instance, Linne introduced an inventory and property management module, and when the county auditor saw the type of data made available from the facilities department with this tool, they requested other applicable departments begin using it. “The county government requirements are that department heads must report their inventory of assets each year,” says Linne. “This makes this process easier and accurate.”
States Linne, “We have customized this system to work in a government environment as opposed to molding our policies and procedures around it.”
When the recently implemented energy performance contract was under discussion, the County referred to the ARCHIBUS energy and asset management applications to perform baseline energy usage and other data collection and analysis. The centralization of, and access to, all this usage, maintenance and other data is essential for establishing performance contracting compliance by both client and contractor alike, Linne explains.
“This is an investment of over $17 million dollars that includes capital equipment and other needs which will pay for itself through decreased usage, lowering costs as a result,” says Linne. “Our energy management application is the main tool to track energy usage and ensure taxpayers that our energy conservation measures were successful.”
Product Information
Lighting (LED and fluorescent): LSI Industries. Cleaning Services: ABM; Scioto. Building Automation (Energy Management): Archibus; Tridium based server. Building Automation (HVAC): Automated Logic Controls; Honeywell Controls; JCI Controls. CAFM/IWMS Software: Archibus. Mechanical/Electrical/Plumbing Engineers: ThermalTech Engineering. Energy Performance Contract: Ameresco; Clean Energy Solutions. |
What’s Next?
Since 2008, Hamilton County has been impacted by declining revenue and strong service demands. General fund revenue decreased by over 28% between 2008-2013, with more reductions in other funding streams. During this time, overall County staffing has been reduced 27% (1,700 employees). And facility space was consolidated (with both rented and owned space reduced). Still, several departments see increased use, such as Probation and Juvenile Courts.
Linne and his team focus on identifying project needs within their managed buildings. For the near future, Linne says, “We are updating the County Master Plan for the downtown buildings, and from that will have a five year plan for relocations and remodeling. We are also in the process of securing a site to build a 90,000 square foot crime lab and morgue. The current facility is outdated, with a footprint of 35,000 square feet.”
To create a facility master plan, Linne explains, that several years ago, his department spoke with elected officials on what space they needed, and what growth they expected. “We are revisiting that now,” he says. “We were in a recession then, and some of the leadership has changed. So we want to make sure we have the right people in the right buildings. And, we need to determine which buildings we’ll keep long term, and where we will do improvements first.”
Reflecting on the past projects, those on deck, and daily operations, Linne shares that, in addition to understanding the budget process, honing his communication skills significantly contributes to getting things accomplished. He says, “I work with judges, law enforcement, elected officials, the cleaning company, the public, and news media. It is important to understand how to communicate at all levels in your organization.”
This article is based on project literature and an interview with Linne.
Please share your thoughts on this article in the Comments section below. To submit an overview of your new construction or renovation story for article consideration, send an e-mail to [email protected]
Facility Executive | November/December 2015 Issue
Facility Executive: November/December 2015
Volume 28, Number 6
FM Frequency: Building Envelope Check In The New Year | Structural integrity calls for inspection of foundations, walls, windows, and more.
Professional Development: 15 Steps To Mitigate Disaster | Though it may be impossible to avoid a damaging event, facility leaders can plan ahead to help protect people and property.
The HVAC Factor: Executive View Of Preventive Maintenance | Requesting a summary of equipment conditions provides a broad picture that assists in budgeting for the future.
Facility Retrofit: Software Spurs Efficiency | Rawhide Boys Ranch in Wisconsin is stretching its donation dollars further by installing maintenance software.
Tapered Insulation For Low Slope Roofing | For a low-slope roof, this type of system is a foundation for long-term protection. Plus, building envelope audits lead to energy and indoor air quality improvements.
Teaching Old Buildings New Tricks | Smart facility technologies abound, and there’s opportunity for facilities of all ages. Plus, facility departments have critical role in Internet of Things adoption.
10 Strategies For Energy Management | Take stock of energy planning with this list of tips. Plus, an additional five strategies position the facilities team for success.
Senior Living Transformation | In Arizona, Sun Health’s shift from a healthcare to hospitality model is reflected in recent construction projects. Plus, a senior residence conducts a pilot program to increase energy efficiency.
To subscribe to Facility Executive magazine, visit this link.
Facility Executive | September/October 2015 Issue
Facility Executive: September/October 2015
Volume 28, Number 5
Tech And FM: In Case Of Emergency…| With a robust distributed antennae system, wireless communications can be kept afloat in an affected facility.
Facility Retrofit: Light It Up! | At UCLA, several buildings for the athletics program have tested a new lighting controls system.
Designing Lobbies For Good Security | Security in this busy and often public space can be made more effective with attention to space layout.
Strong And Sustainable | Resilience against extreme weather and other threats includes strategies that also reduce negative impact on the environment.
Considerations For Green Cleaning | Factors specific to a facility influence a successful program. Plus, are engineered water systems effective?
Look, Listen, And Learn To Find Leaks | Firsthand observation combined with emerging technology aid facility leaders in reducing water waste.
100 Years Young | Built in 1915, San Francisco City Hall keeps up with the times with its recent LEED Platinum certification. Plus, LEED v4 pursuits impact painting decisions.
Teamwork Towards Energy Reductions | Retrofit Chicago program spurs two commercial building teams to tackle energy goals, with the help of EDF Climate Corps.
Efficiency Award For Colorado Brewery | In Golden, CO, the MillerCoors Golden Brewery employs a multi-faceted approach to reduce its resource consumption.
Energy Storage At Alcatraz | Thanks to a microgrid installation, there’s no escape for the solar power derived on this island operated by the National Park Service.
To subscribe to Facility Executive magazine, visit this link.
Facility Executive | July/August 2015 Issue
Facility Executive: July/August 2015
Volume 28, Number 4
FM Frequency: Moving Targets| A 360 degree view of security vulnerabilities helps to mitigate potential threats to facilities.
Professional Development: Facility Executive As Polymath | As responsibilities evolve and expand, communication is but one skill that should be honed.
The HVAC Factor: Insulation For Chilled Water Piping | With hot, humid climates as the focus, several insulation types were field tested.
Facility Retrofit: Eradicating Bird Mess | Managers at a restored lighthouse in Michigan found success using sonics to prevent seagulls from landing on its decks.
Retail Maintenance | Data collection and other technology tools assist facilities departments in this sector.
Multi-Site Security | With safety paramount, additional aspects to consider include simplifying infrastructure and keeping costs in check.
Effective Exterior Surveillance | Cameras and lighting must work together to maximize success.
Powering Performance | Five electrical design principles help to integrate and optimize systems in demanding facilities. Plus, flywheel technology may be a fit for some backup systems.
Local Flavor Infusion | In New Orleans, a hotel renovation blends 21st century amenities with historic preservation. Plus, consider features of hand dryers in hospitality settings.
Streamlining The Facility Management Function | At Broward College in South Florida, dispersed capabilities were brought into a centralized system.
To subscribe to Facility Executive magazine, visit this link.
Facility Executive | May/June 2015 Issue
Facility Executive: May/June 2015
Volume 28, Number 3
Tech And FM: The Internet Of Things | This emerging architecture impacts virtually all building systems, making them smarter and quicker to respond.
Facility Retrofit: Heat And Glare Control | At the Holiday Inn Chicago Mart Plaza River North in downtown Chicago, installing window film to guest rooms and an atrium has improved occupant comfort.
Services & Maintenance: Carpet Care Procedures | A recently published standard and guide on cleaning for textiles floor coverings provides insight on effective cleaning.
Furniture Trends: The Open Office Puzzle | The walls have come down in many open office workplaces, but does one size fit all?
Ceilings: Optimized Design | AnnMarie Jackson shares her insight on ceiling design and performance in this article.
Furniture: A Second Life | There’s tremendous need for usable furnishings among national and international relief and development organizations.
FM Issue: Situational Awareness For Safety | When a threat to safety emerges, technology tools can play a significant part in mitigating damage.
ADA Compliance Check: Five Need To Know Updates | What facility leaders don’t know about ADA updates, violation penalties, and compliance improvement tactics can cost them.
Healthcare Case Study: A Healthy Remedy | In a tight timeline, Trinity Hospital Twin City in Dennison, OH underwent necessary life safety and aesthetic upgrades in several strategic phases.
Healthcare Bonus Coverage: Construction Vibrations In Healthcare Settings | Monitoring ground disturbances helps ensure patient safety.
Healthcare Bonus Coverage: Shaping Disinfection Programs | Cleanliness and disinfection are important in all facilities, and it’s paramount in healthcare settings.
Renting HVAC And Power | Quick deployment and a proper fit are key factors in this process.
Renewable Energy: Greening An Auto Plant | Two wind turbines are helping to power Honda Manufacturing capabilities in Russells Point, OH.
To subscribe to Facility Executive magazine, visit this link.
Facility Executive | March/April 2015 Issue
Facility Executive: March/April 2015
Volume 28, Number 2
FM Frequency: The Free Range Office | Open office environments provide benefits, but do these come at the cost of employee satisfaction?
Professional Development: Protecting Historic Structures | Facilities built before current fire systems and codes were in place require careful attention to mitigate risk.
The HVAC Factor: Data Center Operations | The Power Usage Effectiveness (PUE) metric captures the efficiency of mechanical systems, but there is more to consider in the data center.
Facility Retrofit: Campus Groundskeeping | Water conservation is but one component of the groundskeeping program at the University of California, Davis.
Services & Maintenance: Emergency Notifications | Research from the National Institute of Standards and Technology (NIST) provides guidance on communication strategies.
Lighting Trends: Quality Illumination | Balancing aesthetics with energy savings requires consideration of multiple features with LED bulbs. Plus, new DOE ballast efficiency rules are in effect.
FM Issue: Energy Disclosure | Legislation that requires commercial buildings to report certain energy metrics is taking hold in an increasing number of locales.
Higher Education Case Study: Campus Capstone | At North Park University in Chicago, a new facility has sparked improvements in the science curriculum and student interaction.
Higher Education Supplement: Facility Condition Assessments | Whether it’s for higher education or other types of campuses, technology can be leveraged by facility professionals for long-term planning purposes.
To subscribe to Facility Executive magazine, visit this link.
Facility Executive | January/February 2015 Issue
Facility Executive: January/February 2015
Volume 28, Number 1
Technology And FM: Identity And Access Management | Heightened exposure of facility systems calls for increased attention to cybersecurity.
Facility Retrofit: Convenient Consolidation | Restroom renovation at Chicago’s iconic Mart provides efficient updates for occupants and visitors.
Services & Maintenance: Waste Management Strategies | Whether full spectrum or targeted, recycling programs require training and communication.
2015 Readers’ Choice Awards | Find out what products and services were at the top of the list for facility management professionals.
Facility Executive Of The Year 2015: Strategic Revamp | Michael Berthelsen, associate vice president of facilities management at the University of Minnesota, named 2015 Facility Executive of the Year.
FM Issue: Code Compliance For Roofing | As of January 1, 2015, 14 states have adopted IECC 2012, making compliance tough for commercial reroofing projects in places that have adopted the code.
HVAC Trends: Cooling Controls | Chiller equipment performance is improved with enhanced internal controls. Plus, energy metering accuracy relies on the condition of current transformers.
Renewable Energy: Wanted – Simpler Access To Clean Energy | Major companies signed these principles to state their commitment to using renewable power as well as to highlight the challenges they face in procuring it.
To subscribe to Facility Executive magazine, visit this link.
Today’s Facility Manager | November/December 2014 Issue
Today’s Facility Manager: November/December 2014
Volume 27, Number 9
Tricks Of The Trade: Complying With OSHA HazCom And Precarious Light Placement
The HVAC Factor: Systems Get A Break | The new John and Frances Angelos Law Center features passive heating and cooling.
Professional Development: Strategizing Outsourcing | There are several strategic practices facility professionals should follow when making the shift to outsourced services.
Services & Maintenance: Think Outside The Box | Maintaining the building envelope is a crucial to achieving energy savings and preserving facility integrity.
Indoor Air Quality Trends: Sustaining Healthy Air | The way HVAC systems are operated can help mitigate the spread of airborne illnesses by filtering out particulates that result from poor IAQ.
FM Issue: When Open Isn’t So Open | When integrating building systems, facilities should make sure protocols are open in order to deliver the best results for the building.
Special Feature: Water Conservaton – The Rising Tide | Audits, efficient fixtures, and staff training are keys to shoring up water conservation.
Senior Living Case Study: Care In Construction | For a senior living facility, safety was front and center during improvements. Plus, find out more about the codes for sprinkler upkeep in critical assisted living areas.
2015 Solutions: Advancements In Products & Services | Tune in to hear these podcasts with top suppliers who have made a special effort to create products that resolve the most pressing facility management issues.
Facility Executive Of The Year Recaps | Past winners of this prestigious award from Today’s Facility Manager revisit the projects for which they were initially recognized.
David Lenart (2010 Winner): Planning To Fail
Robert Wengel (2012 Winner): Making Waves At Shedd Aquarium
J.B. Messer (2013 Winner): Energy Use, A Master Plan
Renewable Energy: Flywheels For Backup Power | During emergency situations, this energy storage technology functions in a manner similar to an active mechanical battery.
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Today’s Facility Manager | October 2014 Issue
Today’s Facility Manager: October 2014
Volume 27, Number 8
FM Frequency: It’s Not Easy Being Green(er) | Facility occupants can be the biggest barriers to the success of sustainability initiatives.
Tech And FM: The Enernet – The Next Frontier? | Based on the principles of the Internet, a new energy infrastructure is on the horizon.
Facility Retrofit: Green Roof Revisit | Susceptible to flooding, Ford’s Dearborn, MI complex followed recommendations by William McDonough to install a vegetative roof, which still works well many years later.
Services & Maintenance: All-Around Green Clean | Implementing effective, sustainable cleaning programs involves both products and policies.
Alternative Energy Trends: Deep Impact With Energy Retrofits | Professionals can take efficiency improvements to the next level; plus, corporate energy buyers sign onto Renewable Energy Buyers’ Principles.
FM Issue: Managing Security Services | When evaluating the effectiveness of security staff, there are key issues to consider.
LEED Case Study: Triple LEED | The most recent achievement in Wyndham Worldwide’s sustainability journey is a third LEED certification at its headquarters campus in New Jersey.
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Today’s Facility Manager | September 2014 Issue
Today’s Facility Manager: September 2014
Volume 27, Number 7
The HVAC Factor: Hybrid Operating Rooms | Gaining ground in healthcare facilities, these spaces call for careful HVAC system planning.
Professional Development: Finding Future Facility Managers | Job placement for FM graduates is nearly 100%, yet there are not enough FM degree programs or graduates to fill the FM vacancies coming available.
Services & Maintenance: For Safety’s Sake | Deep knowledge of a facility’s water system is the first step to safety when ensuring a healthy supply.
Energy Management Trends: Stepping Up Energy Management | Led by the U.S. Department of Energy, the Better Buildings Challenge garners results in many different types of facilities.
FM Issue: Mission Critical Training | Even with the best equipment in place, employee knowledge is crucial to reliability.
Hospital Case Study: Rebirth In New Orleans | New Orleans East Hospital has replaced a facility put out of operation by Katrina in 2005. Sidebar covers NFPA 99: Health Care Facilities Code update.
Special Feature: Forklifts And Freight Terminal Doors | A common headache for facility managers in industrial settings is damage to doors.
Renewable Energy: The Role Of Demand Response | The proliferation of renewable energy will be spurred by participation in these programs.
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