Achieving energy efficiency is a high priority for most buildingowners and managers but the task may seem daunting when initiallyconsidering all of the elements involved. A step by step approachcan help you manage and commit to this process so that you canrealize the long term cost savings. Here's how to approachjumpstarting a sustainability program and reducing your facility'senergy bills:

First things first - benchmark your energyusage. There is much truth to the adage, “whatever youmeasure improves”. Whether you are responsible for onebuilding or a portfolio of properties you need to know yourstarting point in order to gather quantifiable results. Engage anenergy consultant to measure your building's energy and waterconsumption or take advantage of a combined bill pay service withenergy benchmarkingfunctions. Not only do you release valuable in-house stafffrom the time consuming bill paying activity, but you receive theadded benefit of monthly energy use monitoring.

Set a realistic stretch goal. Whether itis to reduce energy costs by 10% or achieve US EPA Energy Starcertification (www.energystar.gov), have a North Star that willguide you along the way. Getting Energy Star certified could helpimprove the resale value of your property. Lowering your energyexpenses increases your net operating income which means loweroperational expense to the building owner and higher asset value atthe time of sale.