What Makes a Building Better?

Our industry is always talking about developing and operating better buildings or making buildings better than they were 10 or even 20 years ago. But, what, exactly, does it mean for a building to be "better?" The traditional answer might include amenities that appeal to prospective tenants such as location, ample parking, high-speed elevators and the latest trends in technology. From a building owner or manager's perspective, "better" may include technologies that provide optimum operational performance, reduce expenses and increase the net income of the building. All are great examples of better buildings.

Every few years, market shifts redefine what it means to be best-in-class. Most recently, we responded by retrofitting buildings with more efficient lighting and operating systems. We incorporated sustainable, energy-efficient technologies and practices and started measuring ourselves accordingly through certifications such as Energy Star and LEED. We have realized shorter paybacks on capital expenditures through lowered energy and water consumption and reduced operating expenses. Next, we hang the plaques and certificates and congratulate ourselves for making our buildings better.

But, an interesting thing has happened. Installing new technologies, along with collecting the data to support and measure success, has created the heightened awareness that there is still more to be done. If minor adjustments to HVAC controls, for instance, result in a 10% reduction in energy consumption, how much more savings could be achieved with a little more fine-tuning? Just as we hone our professional skills throughout our careers, we should sharpen the performance of our buildings through consistent monitoring and application of the latest strategies.

Utilizing the Energy Star benchmarking tool for power and water usage, educating management and engineering personnel on new and improved technologies and incorporating sustainable operating practices allow each building's performance to be measured. It also enables management to improve upon the prior year's results.

I was asked recently if certifications such as LEED would still be relevant in five years. Sustainable operating practices are here to stay. Their relevance can be felt immediately and will continue for generations to come. What we once considered an optional practice is now standard. Building management teams are communicating their efforts to tenants and generating new interest and participation in energy reduction as well as recycling. Each year we see more involvement and more progress, which benefits the bottom line of both the building and the tenant.

Staying on the cutting edge of technology is important, but remaining diligent and innovative in our approach to improving a building's performance will be the differentiator as we seek to make our buildings even better.