Check for indoor air leaks, such as gaps along the baseboard or edge of the flooring and at junctures of the walls and ceiling.

Check for gaps around pipes and wires, electrical outlets, foundation seals, and mail slots.

Check to see if the caulking and weather stripping are applied properly, have no gaps or cracks, and are in good condition.

Inspect windows and doors for air leaks:

• Check for rattling frames.
• Check for daylight around door or window frames.

 Check the storm windows to see that they fit and are not broken.

 On the outside, inspect all areas where two different building materials meet:

•  All exterior corners.  Where siding, brick, stucco meet.
•  Areas where the foundation and the bottom of exterior brick or siding meet.

 Check for holes or penetrations for faucets, pipes, electrical outlets, and wiring.

Check for cracks and holes in the mortar, foundation, and siding.

Check the exterior caulking around doors and windows, and see whether exterior storm doors and primary doors seal tightly.

Check to see that areas above condition spaces (attics) have adequate insulation.

Check to see that the attic hatch is insulated and has weather sealing.

Determine whether openings for items such as pipes, ductwork, and chimneys are sealed.

Check to see if there is a vapor barrier under the attic insulation:

• The vapor barrier might be tarpaper, Kraft paper attached to fiberglass batts, or a plastic sheet.
• If there does not appear to be a vapor barrier, you might consider painting the interior ceilings with vapor barrier paint. This reduces the amount of water vapor that can pass through the ceiling.
• Large amounts of moisture can reduce the effectiveness of insulation and promote structural damage.

Make sure that the attic vents are not blocked by insulation.

Check exterior walls for insulation by removing outlet cover plates:

• Make sure the circuit breaker is turned off and the outlet is not “hot” before removing the cover plate.
•  Check to see if unheated areas under the living area flooring are insulated.

Check to see if foundation walls in heated basements are insulated.

Check to see if water heater, hot water pipes, and furnace ducts are insulated.

Have a professional check and clean HVAC equipment once a year.

Check filters and replace them as recommended by the manufacturer:

• Generally, filters should be changed once every month, especially during periods of high usage.

Check ductwork for dirty streaks near seams; these indicate air leaks.

Check for insulation on any ducts or pipes that travel through unheated spaces.

Note: When sealing and weatherizing, be aware that reducing ventilation can increase indoor air pollution and the danger of “back drafts” from appliances that burn natural gas or oil such as furnaces.  When one of these appliances is located in a room that is starved for air, a back draft (air that is pulled back into the house through a chimney) occurs. Back drafts can cause CO poisoning, cold drafts, high humidity, and even mold.

Optional Smoke-Free Housing Policy Implementation Notice 10-21 Issued 9/17/2010 by HUD:
• You may choose to establish smoke-free housing policies may establish policies that allow smoking in individual units but prohibits smoking in all common areas.
• You may choose to create a totally smoke-free property.
• You need to update House Rules/Community Policies and Procedures to incorporate the
smoke-free housing requirements.
• You must comply with all applicable fair housing and civil rights requirements.

Optional Smoke-Free Housing Policy Implementation Non-smoking policies must:
• Be in accordance with state and local laws.
• Address smoking in a tenant’s unit, common areas, playground areas, areas near any exterior window or door, and areas outside a tenant’s unit.
• Designate specific smoking areas and identify these areas with clear signage unless you establish a totally smoke-free policy.
• If you establish a smoke-free building as of a certain date, the up must inform applicants after that date that the building is a totally smoke-free building
• You are not required to grandfather current tenants living at their property. Such policies must be clearly defined (e.g. whether current tenants are allowed to smoke in their units).
• You are not restricted from establishing smoke-free wings, buildings, floors, and/or units at their property.
• When a unit becomes available, regardless of where this unit is located, it must be offered to the first eligible household on the waiting list.
• You must implement any new smoking-related House Rules in accordance with HUD Handbook 4350.3 REV-1.

New admissions:
• You are required by existing HUD policies to provide the House Rules to all new tenants.

Existing tenants:
• You must notify existing tenants, who have completed their initial lease term, of the modifications to the House Rules 30 days prior to implementation. Notification is accomplished by forwarding a copy of the revised House Rules to existing tenants.
• For those tenants who have not yet completed their initial lease term, the owner must provide the tenant with 60 days notice, prior to the end of their lease term, of the change in the House Rules.

Non-smoking policies must not:
• Deny occupancy to any individual who smokes.
• Must not ask at the time of application, move-in, or recertification whether the applicant or any members of the applicant’s household smoke.
• Must not maintain smoking or nonsmoking specific waiting lists for the property.
• Cannot require existing tenants, as of the date of the implementation of the smoke-free housing policies, to move out of the property or to transfer from their unit to another unit.

Violating the Non-smoking Policy: 
• Repeated violations of the non-smoking policy may be considered material noncompliance with lease requirements and may result in termination of tenancy.
• When pursuing eviction due to material noncompliance with lease requirements, existing HUD procedures found in HUD Handbook 4350.3, REV-1

To protect against this risk, on April 22, 2008, EPA issued a rule requiring the use of lead-safe practices and other actions aimed at preventing lead poisoning. Under the rule, beginning April 22, 2010, contractors performing renovation, repair and painting projects that disturb lead-based paint in homes, child care facilities, and schools built before 1978 must be certified and must follow specific work practices to prevent lead contamination.

EPA requires that firms performing renovation, repair, and painting projects that disturb lead-based paint in pre-1978 homes, child care facilities and schools be certified by EPA and that they use certified renovators who are trained by EPA-approved training providers to follow lead-safe work practices. Individuals can become certified renovators by taking an eight-hour training course from an EPA-approved training provider.

The repair or painting activities. The rule generally does not apply to minor maintenance or repair activities where less than six square feet of lead-based paint is disturbed in a room or where less then 20 square feet of lead-based paint is disturbed on the exterior, but this does not include window replacement, demolition, or prohibited practices.

After April 22, 2010, property owners who perform these projects in pre-1978 rental housing or space rented by child-care facilities must be certified and must follow the lead-safe work practices required by EPA’s Renovation, Repair and Remodeling rule. To become certified, property owners must submit an application for firm certification and fee payment to EPA. EPA began processing applications on October 22, 2009. The Agency has up to 90 days after receiving a complete request for certification to approve or disapprove the application.

Property owners who perform renovation, repairs, and painting jobs in rental property also:

• Take training to learn how to perform lead-safe work practices.
• Learn the lead laws that apply to you regarding certification and lead-safe work practices beginning April 22, 2010.
• Keep records to demonstrate that you and your workers have been trained in lead-safe work practices and that you follow lead-safe work practices on the job.

rule affects paid renovators who work in pre-1978 housing and child-occupied facilities, including:

• Renovation contractors
• Maintenance workers in multi-family housing
• Painters and other specialty trades.

Under the rule, child-occupied facilities are defined as residential, public or commercial buildings where children under age six are present on a regular basis.

• Exterior finishes absorb solar heat, causing a phenomenon known as “heat island” effect.  Darker finishes absorb the most solar heat.  Using white or light-colored finishes can significantly reduce cooling cost from solar heat.  For example, a white roof can save 10% to 30% off cooling cost.

 Water Heating 

• It is important to keep the system properly maintained. Once or twice a year, drain a bucket of water out of the bottom of the heater tank to remove sediment. The sediment reduces heating efficiency.
• Insulate older hot water tanks.  If the hot water tank is not insulated very well, the insulation will keep the heat from being lost through the walls of the tank.
• Do not insulate over access panels, vents, or relief valves.
• Repair leaky faucets promptly. A steady drip of hot water can waste many gallons of water per month, plus the energy needed to heat the water.
• Letting the water run is needless waste.  Avoid this by using sink stoppers.
• Take showers rather than baths. The average person will use about half as much hot water in a shower as in a bath.
• The standby heat loss of a water heater increases with temperature. Set the temperature control of the water heater at a moderate 120 Fahrenheit.
• Lowering the temperature setting from 140 to 120 Fahrenheit can reduce the water heating energy bill by over 10 percent.
• When long lengths of hot water supply pipe are unavoidable, insulate them to reduce losses. The longer the supply pipe, the more heat lost.
• Look for dishwashers with internal booster heaters to heat water above 120 Fahrenheit for sanitizing.

Lighting

• Provide “task” lighting (over desks, tool benches, etc.) so that activities can be carried on without illuminating entire rooms.
• Use compact fluorescent bulbs. They use 75 % less electricity than incandescent bulbs. They also last about 10 times longer. Some compact fluorescent bulbs can be used with dimmer switches. Check the package to make sure they can be used with dimmers.
• The reflectance of interior surfaces has an important bearing on lighting efficiency. Therefore, choose lighter colors for walls, ceilings, floors, and furniture.  Dark colors absorb light and would require higher lamp wattage for a given level of illumination.
• Light-colored surfaces should be kept clean to keep reflectance levels high.
• When possible lighting in the corner of a room rather than against a flat wall. Lamps in corners reflect light from two wall surfaces, therefore, give more usable light.
• Clean lighting fixtures regularly.  Dust on lamps and reflectors impair lighting efficiency.
• For large areas such as recreation rooms, where high levels of lighting are required only periodically, install fixtures on two or three separate circuits.

 Lighting Controls

• Manual Dimming – Controls allow occupants of a space to adjust the light output or luminance.
• Photo Sensors – Automatically adjust the light output of a lighting system based on detected luminance.
• Occupancy Sensors – Turn lights on and off based on detection of motion within a space.
• Clock Switches – Control lighting for a preset period of time.

• Check for indoor air leaks, such as gaps along the baseboard or edge of the flooring and at

   junctures of the walls and ceiling.

• Check for gaps around pipes and wires, electrical outlets, foundation seals, and mail slots.

• Check to see if the caulking and weather stripping are applied properly, have no gaps or cracks,

   and are in good condition.

• Inspect windows and doors for air leaks.

• Check the storm windows to see that they fit and are not broken.

• On the outside, inspect all areas where two different building materials meet.

• Check for holes or penetrations for faucets, pipes, electrical outlets, and wiring.

• Check for cracks and holes in the mortar, foundation, and siding.

• Check the exterior caulking around doors and windows, and see whether exterior storm doors and

   primary doors seal tightly.

• Check to see that areas above condition spaces (attics) have adequate insulation.

• Check to see that the attic hatch is insulated and has weather sealing.

• Check to see if there is a vapor barrier under the attic insulation and that the attic vents are

   not blocked by insulation.

• Check exterior walls for insulation by removing outlet cover plates.

• Check to see if water heater, hot water pipes, and furnace ducts are insulated.

• Check ductwork for dirty streaks near seams; these indicate air leaks.

Windows

• Awnings can be used to shade windows in the summer to minimize these heat gains.

• Drapery and blinds can be used to reduce solar gains in the summer.

• Opening window coverings during the winter can improve solar heat gains.

• The type of trees and shrubs you plant near your windows may affect the winter solar gain

   potential of the windows.

• Select deciduous trees for southern exposures to provide shade in the summer and allow sunlight

   during the winter.

• Solar Screens and Reflective Film – Adding reflective film or solar screens to windows with

   eastern or western exposure can dramatically reduce annual cooling costs.

• Storm Windows – Storm windows can reduce heat loss through the windows by reducing air

   infiltration, thereby boosting the insulation value of the window.

HVAC

• Tune-up of Building Systems – Adjust set-points, equipment calibration, functioning of dampers,

   and other system components.

• Use of Automatic Controls – Use programmable settings to maximize comfort and minimize energy

   consumption.

• Lubricate pump and blower bearings regularly in accordance with manufacturers’ recommendations to

   limit the amount of energy lost to friction and to extend equipment life as well.

• Close heating vents and radiator valves in unused rooms. Make sure that drapes, plants, or

   furniture do not block registers for supply or return air.

• Locate the compressor units of central air-conditioning and heat pump systems in an outside area

   that is shaded by the building or by trees and plants.

• Units should be kept clean and free of any plant or tree overgrowth.

• Direct sunlight falling on a window air-conditioning unit increases its workload. When a choice

   is possible, locate such units on the north or shady side of the house.

• Set the cooling thermostat as high as comfort will permit. The higher the setting, the more

   energy you save.

• Attics must be ventilated to relieve heat buildup caused by the sun. Install vents of proper size

   and location to ensure attic ventilation by natural airflow.

• Open windows during the moderate weather of spring and fall to admit outside air for cooling instead

   of operating HVAC equipment.

• Close cooling vents and turn off HVAC in unused rooms. Keep doors to unused rooms closed.

• Run kitchen and bath exhaust fans only long enough to rid unwanted vapors and odors.

• Inspect, clean, or change air filters every month. A dirty filter wastes energy by slowing air flow

   and making the system work harder. Keeping filters clean can help avoid expensive maintenance costs

   and early system failure by preventing dust and dirt from building up in the system. You should be

   familiar with the location, sizes, and types of air filter required for your system.

• Installing a programmable thermostat is one of the easiest ways to save energy and efficiently manage

   cooling and heating. Select thermostats with thermostat locking and setpoint range control.

   Thermostat locking prevents non-authorized individuals from adjusting temperatures.

• Each degree over 68 Fahrenheit can add 3 percent to the amount of energy needed for heating.

• Locate the heating thermostat on an inside wall and away from windows and doors.

• Don’t position heat-producing devices beneath a wall-mounted thermostat for a central cooling system.

• People generate heat, so when gathering a large group of people during the heating season, lower the

   thermostat a few degrees before people arrive.

• Improper installation of HVAC equipment can reduce efficiency by up to 30% and shorten equipment

   life. Hire only qualified HVAC professionals to install equipment. Check experience, licensing, and

   training qualifications of HVAC contractors before hiring.

So, you’re ready to harvest the benefits of green? In this chapter, you will learn about green building principles and practices. This overview will lay a foundation for you to make the greatest green gains.

What is Green Building?

Green building is a whole-building approach that considers site development, construction, operation, maintenance, and renovation of buildings. Green building goals include:

• Efficiently using energy, water, and other resources.
• Protecting occupant health and employee productivity.
• Extending building life and durability of equipment.
• Reducing waste, pollution, and environmental degradation.

Why Build Green?

Green Building and the Global Economy – Rapid development in countries such as China and India is escalating demand for resources that include fossil fuels and other limited raw materials. Costs for these resources are expected to rise in the foreseeable future, increasing pressure on building operations. Green building can significantly lessen the strain on operating costs by reducing consumption and improving efficiency.

Green Building and the Environment – Building owners and property management professionals play a leading role in reversing environmental issues. Green building practices reduce the overall impact of the built environment on human health and the natural environment:

• Global Warming – Buildings account for 38 percent of all carbon dioxide (C02) emissions. CO2 is the most widespread greenhouse gas contributing to global warming. The Intergovernmental Panel on Climate Change (IPCC) has predicted an average global rise in temperature of 2.5°F to 10.4°F during this century. Pandemic disease, extensive droughts, and megastorms may be attributed to global warming if present trends are not slowed or reversed.

• Pollution – Buildings emit toxic VOCs (volatile organic compounds) into the air, land, and water from building materials and maintenance products. VOCs are harmful to humans, animals, and the environment.

• Ozone Depletion – Ozone-depleting substances (ODS) such as the compounds Freon and halon, used in mechanical systems, destroy the ozone layer causing harmful ultraviolet light to pass through the atmosphere, raising the potential for skin cancer and other health issues.

• Natural Resource Depletion – Natural resources are limited. The harvesting of natural resources contributes to pollution, CO2 emissions, and environmental degradation.

People, Plant, and Profit – Green building practices add value to the triple bottom line, or 3BL, of an organization. The 3BL accounts for the financial, social, and environmental performance of an organization.

What Makes a Building Green?

Five principal areas influence the relative greenness of a building:

Green Building Is Dynamic – An interplay exists between the principal areas. The greenness of a building can be improved by considering this interplay and the factors that impact achieving the objectives of each area:

Energy Efficiency – Green buildings reduce energy waste and improve energy efficiency of building systems and equipment. Design objectives are achieved through a variety of measures, including improving the efficiency of the building envelope; using passive design strategies such building shape and orientation, passive solar design, and natural lighting; installing high-efficiency lighting systems with advanced lighting controls; using natural ventilation for cooling; using ENERGY STAR-certified appliances and equipment; and using renewable energy generated on-site or off-site.

Indoor Environmental Quality – Green buildings reduce indoor pollutants and conditions that can affect the health and comfort of occupants. Design and construction strategies include choosing materials and finishes with zero or low emissions; installing a high-efficiency, in-duct filtration system; selecting materials resistant to microbial growth; controlling moisture and humidity; using hard-surface flooring instead of carpeting; and using permanent mats outside doors to minimize outside contaminates.

Resource Efficiency – Buildings use many resources and generate a lot of waste. Green building design and construction seek to obtain the maximum benefit from every resource to reduce waste. Strategies include selecting construction materials with identifiable recycled postindustrial and postconsumer content; using materials harvested from sustainably managed sources; using materials found locally or regionally; selecting durable materials; using advanced construction processes to minimize material waste; and recycling or reusing demolition and construction materials.

Site Sustainability – Green buildings seek to reduce the pressure on undeveloped land by redeveloping abandoned buildings; rehabilitating damaged sites; reducing pollution of ground water and waterways from stormwater runoff; reducing the “heat island” effect from development; maximizing open space; reducing pollution from automobile use; and preserving natural habitats and restoring damaged areas.
Water Efficiency – Green buildings conserve water use and reduce water waste. Design strategies include using high-efficiency plumbing fixtures and appliances; installing dual plumbing systems that use greywater for non-potable water uses; using micro-irrigation systems to water vegetation; and installing native and xeriscape plants for landscaping.

Green Building Terminology

Carbon Footprint – Green building reduces the carbon footprint. A carbon footprint is the total of greenhouse gas (GHG) emissions caused directly and indirectly by an individual, organization, event, or product. C02 is the leading GHG associated with global warming. CO2 emissions are almost exclusively associated with burning fossil fuels like petroleum, natural gas, and coal for energy. You can calculate a building’s carbon footprint with Portfolio Manager, the benchmarking tool of the U.S. Environmental Protection Agency: www.energystar.gov/index.cfm?c=evaluate_performance.bus_portfoliomanager.

Sustainability – For the purposes of this book, sustainability refers to the ability to achieve economic prosperity while providing a high quality of life for people and protecting the natural environment. Additionally, sustainability refers to the renewability of a resource.

In this post, I will cover best practices to improve operations and create an organizational culture that values resource efficiency and outruns competitors.

Buy Green – Implement a green procurement policy and prioritize the selection of materials and products with the following characteristics:

• Products that are labeled “low VOC” or “zero VOC.”
• Products that efficiently use energy, water, and other resources to reduce both consumption and
waste.
• Products with identifiable postindustrial and postconsumer recycled content.
• Products made from natural, plentiful, or renewable materials.
• Products manufactured using resource-efficient processes.
• Materials found locally or regionally.
• Salvaged, refurbished, or remanufactured materials.
• Products that can be easily dismantled and reused or recycled at the end of their useful life.
• Recycled or recyclable product packaging.
• Products more durable than conventional products.
• Products certified by an independent third-party source.

Make a Commitment – Successful goal achievement requires consistent effort.

• Set goals to reduce waste, reuse materials, and recycle.
• Communicate goals to tenants and staff members.
• Designate a staff member to champion the “Reducing, Reusing, and Recycling” goals.
• Educate staff members and tenants. Provide ongoing training on conservation and recycling.
• Incorporate the “three R’s” expectations across company job descriptions and policies.
• Values drive behavior: Start a suggestion and incentive system to recognize and encourage three R’s
behaviors.
• Start a “Reduce, Reuse, Recycle “column in your building’s newsletter.
• Use signs and placards that promote conservation and recycling habits.

Manage Smarter – Green is foremost about using resources efficiently. Manage smarter by applying the 80/20 Rule to use resources wisely. Discovered by Italian economist Vilfredo Pareto , the 80/20 rule states that 80% of a company’s objectives are accomplished by only 20% of its business activities.

Prevent Waste In the First Place

• Extend the useful life of building equipment with preventive maintenance.
• Turn off lights and computers when not in use.
• Reduce paper use by printing less and by making double-sided copies.
• Cancel unread magazine subscriptions and newsletters.
• Meet by teleconferencing and webinars instead of traveling to meetings.
• Skip bottled water – bring a reusable water bottle to work.
• Consider using craigslist or a similar service to buy nearly new equipment, furniture, and tools.
• Borrow instead of buying – share power tools and other items that are not frequently used.
• Using durable, reusable products rather than single-use materials is one of the most effective waste
prevention strategies. For example, using ceramic mugs in place of disposable cups.
• When ordering supplies, ask if surplus or unused materials can be returned.
• Reuse common items such as file folders and envelopes.
• Be cautious about ordering large quantities of an item to receive a discounted unit price. Sometimes
only a portion of the order ends up being used.
• Be cautious about over-ordering products that have a limited shelf life.
• Don’t overlook the obvious – there may be supplies that are routinely used that contribute little or
nothing to work progress.
• Consider offering telecommuting.
• Offer incentives to employees to bike, walk, use public transportation, or carpool.
• Reduce e-waste – keep your cell phones, computers, and other electronics as long as possible.
Donate or recycle them responsibly when the time comes. E-waste is a growing environmental
problem. In 2007, discarded electronics totaled about 2.5 million tons.

Recycle – Recycling includes collecting recyclable materials that would otherwise be considered waste.

Benefits of Recycling:

• Recycling reduces the need for landfill waste.
• Recycling reduces pollution.
• Recycling saves energy.
• Recycling decreases greenhouse gas emissions.
• Recycling conserves natural resources.
• Recycling helps sustain the environment.

Collection of Recyclables – For a recycling program to be successful, it is very important to make it as easy as possible for occupants to recycle items.

• Locate recycling bins near trash containers throughout the property to encourage recycling.
• Clearly label recycling containers.
• Keep recycling areas and containers clean and free of odors.
• Monitor for pests.
• Create an incentive program to reward tenants who recycle properly and regularly.

Recyclable Materials – Identify materials that can be recycled. Generally:

• Aluminum cans and foil
• Cardboard
• Glass bottles and jars
• Paper
• Plastic
• Steel cans

Recycling Construction and Demolition Waste – Divert construction waste by having it recycled or donating it for salvage and reuse. Recycling facilities may pay for some types of construction materials such as copper wire and scrap metals. Recycling can reduce disposal fees.

• Before starting a rehab project that will generate waste, identify the local recycling and salvage
options.
• Include recycling requirements in service and renovation contracts.
• Designate space for recycling and salvaged materials.

Reduce Paper Use – According to DOE, paper mills account for:

• 1/3 of U.S. energy consumption, more energy than any other single sector;
• Approximately 30% of U.S. greenhouse gas emissions;
• More than 35% of U.S. natural gas demand; and
• 28% of U.S. electricity demand .

Use Dimensional Planning & Advanced Framing – These strategies reduce the amount of building materials needed and cut construction costs.

• Design rooms on 4-foot multiples to conform to standard-sized wallboard and plywood sheets.
• Use advanced framing techniques and construction processes to minimize material waste.

Use Engineered Structural Products – Engineered structural products are manufactured by bonding together wood strands, fiber, veneer, and lumber. A common example of an engineered structural product is plywood. Other engineered materials include oriented strand board (OSB), wood I-beams, structural composite lumber and structural composite panels.

• Engineered structural products can be superior in strength over most conventional dimensional lumber.
• Engineered structural products minimize waste.
• Engineered structural products help preserve old-growth forests by making use of faster-growing and
under-utilized trees.
• Their benefits range from more structurally sound floors, walls, and roofs to greater design flexibility.

Use Recycled Fly Ash in Concrete – Fly Ash is a by-product of coal burned in power plants. Use fly ash to replace carbon-dioxide (CO2) producing Portland cement in concrete. Fly ash makes concrete that is more durable with less shrinkage.

For building managers, energy efficiency needn’t be an impossible dream. According to
an ENERGY STAR report, there’s a 400 percent variation in energy consumption in
buildings in the United States not explained by age, technology, hours of operation, size
or climate. The critical variable is operational practices.

“Developing a green operation and maintenance plan is a vital step in ensuring
consistent and optimal performance,” Weaver writes. In this book, he lays out clear,
concise steps to turning a commercial building into a clean, lean, green machine.

In general, American businesses are sold on the efficiencies of green buildings,
which have been shown to lower maintenance costs by about 13 percent and consume 26
percent less energy. But some landlords and building operators are reluctant to do the
retrofits necessary to capture these tenants—largely because of misconceptions about the
upfront costs of greening an existing building.

Weaver is out to prove them wrong. Most of his recommendations require little if
any capital outlay and begin cutting back operational expenses immediately. Some are as
simple as monitoring the use of electricity and water.

“Utility costs alone represent the single largest controllable cost of an apartment
building, typically accounting for 25 percent-35 percent of its total operating expenses,”
he writes. “Reducing energy use by 15 percent in an average 250-unit apartment
community can increase asset value by over $1 million.”

Weaver, whose extensive background in real estate covers most aspects of the
industry, from development and construction to financing and asset management, is a
licensed property manager and broker, having earned just about every green certification
the industry has to offer. He holds the National Association of Realtors’ Green
Designation and is a LEED-Accredited Professional, a designation awarded by the US
Green Building Council, of which he is a member.

His immersion in the field shows. Unlike many green-practice manuals, Green
Within Reach doesn’t just list available products, but provides an evaluation of their
efficacy. For example, while demand-controlled, hot water circulators do eliminate the
water waste that occurs while people wait for running tap water to heat up, the author
warns that they also “turn hot-water pipes into low-temperature radiators, increasing the
cooling demand in warmer months.” He recommends compensating by turning them off
during low-use hours.

Weaver’s practical suggestions for everything from improving energy efficiency
to site sustainability to pest control can benefit not only the building owners, developers,
and property managers for whom he writes, but also homeowners looking for low-cost,
effective conservation methods. But he stresses that real efficiency requires more than a
scatter-shot approach. It takes a plan.

“Great plans litter the shelves of offices across the county,” he writes. “Make sure
your operation and maintenance plan doesn’t end up collecting dust.”

If a serious commitment to going green is on the agenda, Green Within Reach is a
great first step in creating a successful blueprint.

Purchasing – Select products with the following characteristics:

* Zero-VOC or Low-VOCs – This includes paints, finishes, adhesives, caulks, and carpeting.
* Formaldehyde-free wood products.
* Labeled by reputable third-party groups such as Green Seal, GREENGUARD, EcoLogo, etc.

Carpet Cleaning – Carpeting can act as a “sink” for pollutants. It can accumulate a significant amount of dirt and particles. Carpets should be vacuumed regularly. Considering using a vacuum with a HEPA filter to keep particles from being kicked up into the air. Use a low-water process to clean carpets and fans afterward to quickly dry the carpeting.

Change Air Filters – Inspect, clean, or change air filters every month to improve indoor environmental quality and the energy efficiency of HVAC equipment. You can increase the rate of air filtration by selecting air filters with higher MERV ratings. MERV ratings are used to rate the ability of an air filter to remove dust and particles. For example, air filters with a MERV rating of 9 to 12 can filter particles in the 1- to 3-micron range. These filters provide great dust control. Air filters with high MERV rating may require more frequent cleaning or replacement because they will have a negative effect on airflow and energy efficiency when they become dirty.

Entryway Cleaning – Outdoor pollutants are tracked into buildings through entryways. You can reduce the amount of dust, dirt, and other particles entering the building by regularly cleaning out entryway grates and cleaning entry mats.

HVAC Maintenance – Perform routine system maintenance and duct cleaning throughout the building. Make sure that HVAC components are not exposed to standing water or leaks.

Moisture control – Control moisture by maintaining relative humidity below 55 percent through appropriate use of heating, air-conditioning and a dehumidifier; provide proper drainage from the roof and surrounding landscape; provide adequate ventilation; and immediately fix water leaks and intrusions.

Renovation Work – Isolate HVAC system registers in areas where major renovation work is being completed to keep fumes, dust, and particles from being distributed through the building through the duct system.

Source Control – Controlling the source of indoor pollutants is one of the most effective methods for improving building IEQ. Some of the sources of indoor environment health hazards include.i

Asbestos – Asbestos is a mineral fiber that has been used commonly in a variety of building construction materials for insulation and as a fire retardant. It is most commonly found in older homes, in pipe and furnace insulation materials, asbestos shingles, millboard, textured paints and other coating materials, and floor tiles. Elevated concentrations of airborne asbestos can occur after asbestos-containing materials are disturbed by cutting, sanding, or other remodeling activities.

Generally, it is best to leave undamaged asbestos material alone if it is not likely to be disturbed. Do not cut, rip, or sand asbestos-containing materials. Use a certified contractor if asbestos will be disturbed or requires removal.

Biological Contaminants – Biological contaminants include bacteria, molds, mildew, viruses, animal dander, house dust mites, cockroaches, and pollen.

Biological contaminants can be distributed through buildings by central air-handling systems. You can reduce exposure by venting exhaust fans to the outdoors; controlling the level of building moisture; keeping humidifiers clean; immediately cleaning and drying water-damaged carpets and building materials; regularly disinfecting basement floor drains; tearing out building absorbent materials that have been wet for twenty-four hours or more; and not installing porous or absorbent materials in areas exposed to moisture such as below-grade rooms and janitor closets.

A general protocol for discoloration (mold can be white, orange, green, brown, or black) on surfaces includes:
 
• Disinfect and dry all moldy areas immediately—mold grows and spreads quickly. If porous building materials are moldy (e.g., drywall, carpeting), remove them.
• Wear appropriate respiratory equipment and gloves, provide continuous and controlled ventilation, and put contaminated materials in sealed bags before leaving the work area.
• If the mold problem appears to be serious, hire mold remediation specialists to assess and remediate the problem.
 
Carbon Monoxide, Nitrogen Dioxide, and Particles – The burning of fuels creates carbon monoxide and nitrogen dioxide. Additionally, particles can be released when fuels are incompletely burned. Particles can lodge in the lungs and irritate or damage lung tissue. Unvented combustion gas stoves, heaters, woodstoves, and fireplaces; improperly installed chimneys and flues; and cracked furnace heat exchangers can be sources of these pollutants.

To reduce exposure, combustible gases should be adequately ventilated to the outdoors; install carbon monoxide (CO) detectors; keep burners properly adjusted, flame should burn blue; never use a gas stove to heat a space or room; make sure the fireplace flue is open when in use; and have central air-handling systems, including furnaces, flues, and chimneys, inspected annually.

Carpeting – New carpet can be a source of chemical emissions. Carpet emits volatile organic compounds, as do products that accompany carpet installation such as adhesives and padding.

To reduce exposure, specify carpet and padding that meets the Carpet and Rug Institute’s (CRI) Green Label program specification. If these carpet and pad options are not available, ask the installer to unroll and air out the carpet in a well-ventilated area. Additionally, specify the use of low-emission adhesives; consider leaving the premises during carpet installation; and use window fans or other mechanical ventilation equipment to exhaust carpeting fumes to the outdoors for forty-eight to seventy-two hours during and after installation.

Environmental Tobacco Smoke (ETS) – ETS is the mixture of smoke that comes from the burning end of a cigarette or cigar, or the tobacco in a pipe, and the smoke exhaled by the smoker. ETS is often referred to as “secondhand smoke” and exposure to it is often called “passive smoking.”

Consider not permitting smoking indoors to eliminate ETS. If smoking is permitted indoors, designate a sealed smoking area. ETS should be vented outside and ventilation should be increased. If smoking is permitted outdoors, do not allow smoking near the building’s entryways, windows, or air intakes.

Formaldehyde – Formaldehyde is used widely in the manufacture of building materials and numerous household products. Urea-formaldehyde (UF) resins are used in particleboard, plywood paneling, and medium density fiberboard. In the 1970s, urea-formaldehyde foam insulation (UFFI) was used in homes.

Ask about the formaldehyde content of pressed wood products, including building materials, cabinetry, and furniture before you purchase them. Specify wood and agrifiber products that contain no added urea-formaldehyde resins. Also, do not use laminating adhesives that contain urea-formaldehyde resins.

Lead – Lead affects practically all systems within the body. The effects of lead exposure in young children can be severe. Exposure to lead can come through the air, drinking water, food, lead-based paint, and contaminated soil. High concentrations of airborne lead particles in homes can also result from lead dust from outdoor sources.

To reduce exposure, keep areas where children play as dust-free and clean as possible; leave lead-based paint undisturbed if it is in good condition; do not sand or burn off paint that may contain lead and do not remove lead paint yourself; find out about lead in drinking water. Diets rich in iron and calcium can help reduce the absorption of lead.

Pesticides – In 1990, the American Association of Poison Control Centers reported that some seventy-nine thousand children were involved in common household pesticide poisonings or exposures.ii Pesticides used in and around the home include products to control insects, rodents, and fungi. They are sold as sprays, liquids, sticks, powders, crystals, balls, and pressurized foggers.

To reduce exposure, keep indoor spaces clean, dry, and well ventilated; use non-chemical methods of pest control, when possible, to reduce the amount and frequency of pesticides used; mix or dilute pesticides outdoors; do not store unneeded pesticides inside the home; apply only as directed; ventilate areas well after pesticide use; and dispose of pesticides safely.

Radon – Radon is the second-leading cause of lung cancer in the United States. Radon is a radioactive gas formed in the decay of uranium. You can’t see, smell, or taste radon. It can be found in ground and well water.

To reduce exposure, test for it. Test kits are available from local hardware supply stores or testing can be completed by a certified professional. Certified technicians can identify appropriate measures to mitigate radon. Mitigation can be as simple as sealing crawl spaces and venting crawl space air to the outside.

Volatile Organic Compounds (VOCs) – VOCs are widely used as ingredients in household products including paints, varnishes, wax, household adhesives, sealants, cleaners, disinfectants, cosmetics, degreasers, fuels, hobby products, and dry cleaning chemicals. VOCs are released from products when used and even when stored.
  
Selecting products and materials with zero or low-VOC emissions can help reduce exposure. Follow label instructions carefully, properly dispose of partially full containers of old or unneeded chemicals, and buy limited quantities of materials containing VOCs.

i U.S. Environmental Protection Agency, An Introduction to Indoor Air Quality, http://www.epa.gov/iaq/is-imprv.html#Source percent20Control (accessed January 2010).
ii The American Association of Poison Control Centers (1990). 1990 Annual Report of the American Association of Poison Control Centers National Data Collection System.

Reduce Standby Power – Standby power or “phantom load” refers to the electrical power consumed by electronic appliances while they are switched off or in a standby mode. Devices and functions that can consume standby power include power supplies, transformers, and inefficient electronic devices; DVD players and some audio systems; televisions and equipment; Microwave ovens; computers, digital monitors, and printers; devices with a stand-by light or clock; and power adapters, whether they are powering a device or not. Simple methods to reduce standby power:

* The easiest way is simply to unplug the unused devices.
* Replace battery-powered devices, such as cordless phones, with corded alternatives.
* Use a power bar such as a SmartStrip.

The SmartStrip monitors power consumption and can sense the difference when computers and similar devices are on or off. Upon sensing an “off” mode, it shuts off the power, eliminating the idle current.

Repair Leaks – Routinely inspect faucets and pipes for leaks. Repairing leaks will save both water and energy for hot water heating.

Seal Duct Systems – The DOE estimates that sealing ducts can improve efficiency by 20 percent. Focus first on sealing ducts that run through unheated spaces such as attics, crawlspaces, basements, and garages. Start by sealing seams with duct tape before wrapping with insulation.

Tune up HVAC, Boilers, and Building Systems – Building equipment should be tuned up annually, just as you would tune up an automobile to get the best performance. A tune-up can keep heating and cooling systems working as designed and prevent them from working against one another. A tune-up involves adjusting set points, calibrating equipment, lubricating moving parts, tightening electrical connections, adjusting dampers, and performing other system component checks.

Green Capital Planning – Conventional capital planning anticipates equipment replacement based on observed condition and expected useful life. Green capital planning takes this process a step further by factoring in the annual energy savings of replacing less-efficient equipment with more-efficient equipment. For example, in some instances, the annual energy savings from replacing older equipment with new equipment may warrant replacing equipment before its expected useful life. An easy method to factor in the energy savings of replacing less-efficient equipment with more efficient equipment is a simple payback analysis:

                          Cost of Energy-efficient Equipment / Annual Energy Savings = Simple Payback.

The analysis will help you determine the number of years it will take to recoup your investment in the new equipment. For example, purchasing an $8,000 high-efficiency HVAC unit with an annual energy savings of $1,100 will pay for itself in seven years (8,000/1,100=7). Generally, equipment upgrades with paybacks of ten years or less are considered cost effective. Note that this calculation does not account for discount rates, inflation, replacement costs, or maintenance costs. You’ll need to use a life-cycle cost analysis to account for these factors.

The simple payback analysis also can be used to compare equipment upgrades with different energy efficiencies. For example, you can compare the cost and energy savings of an A/C unit with a SEER 13 rating against the cost and energy savings of an A/C unit with a SEER 15 rating. You can get estimated lifetime energy cost savings at various efficiency levels for several types of building equipment, appliances, and lighting from the DOE: http://www1.eere.energy.gov/calculators/buildings.html

Tip: Remember to implement measures to reduce the heating and cooling load before upgrading HVAC equipment. You may be able to install smaller, less costly equipment.

Hazardous Material Disposal – Dispose of hazardous waste materials properly. Designate facilities for safe disposal or recycling so that hazardous materials don’t contaminate the community’s air, water, or soil. Hazardous materials may include:

* Adhesives
* Batteries
* Cleaning supplies
* Electronic equipment
* Fluorescent lamps
* Paint thinners, primers, varnishes, and stains
* Pesticides
* Motor oil