Get the Green Light to Go Greener April 18, 2012 Program Presenter: Bob Sawhill, CFM
Bob Sawhill, CFM Solutions Consultant, EBUSINESS STRATEGIES
35 years in Workplace Management: • Strategic Facility Planning, Industrial Engineering, Facility Project Management • Workplace Management Technology Experience:
– Integrated Workplace Solutions Project Manager, Consultant – IT Program Manager – RE & Workplace Services – Software Product Manager, Strategist
Professional Association Involvement: • Certified Facility Manager (CFM) • IFMA - Chapter President, Information Technology Council leadership • Open Standards Consortium for Real Estate (OSCRE) Workgroups • Instructor & Guest Lecturer at Cal State University’s FM Program Course
Past Employers: Hewlett-Packard, IBM-TRIRIGA, Tektronix, Lockheed, Memorex, USAA
IFMA’s 2011 Top 10 Trends & Outlooks
1. Sustainability 2. Complex Building Technology 3. Economic Recession & the Aging Building 4. Preparedness 5. Quantity and Complexity of FM Data 6. Finding Top Talent 7. Elevating The FM Profession 8. Evolving Skill Set and Business Acumen 9. Enhancing Workplace Productivity 10. Changing Workplace
Learning Objectives
• Understand the value of performance measurement and management to detect issues, identify opportunities, and foster data-driven decisions that align with sustainability objectives.
• Discover analysis techniques and methodologies to assess environmental opportunities, optimize scarce resources, and deliver greener sustainability solutions.
• Learn, through case study examples, how best practices and technology enablement can streamline sustainability processes and get the decision-makers’ green light.
Situation - Facilities are the problem
49% Buildings Consume More Energy Than Any Other Sector
77% Buildings consume of U.S. electricity
47% Largest Contributor to U.S. CO2 Emissions
And … they are the > 30% enterprise spend
Source: Architecture 2030 with data from the US Energy Information Administration http://architecture2030.org/the_problem/buildings_problem_why
Aberdeen Group Report: “Real Estate and Facility Lifecycle Management, The three keys to success: Visibility, Visibility, Visibility” – June 2007
Challenges
Process silos Lack of resources Disparate Systems
Emergencies
Internal politics
Balancing Act: Resources Scope Time
Juggling Act: Cost Reduction Capital Investment Environment Changing Workforce Outsourcing Aging Buildings Technology Advances
Data Overload
Solutions
Measure & Manage
• Reporting & Benchmarking • Data Collection • Performance Management
Optimize Opportunities
• Identify Opportunities • Analyze & Assess • Portfolio Project Management
Integrate Solutions
• High-Performance Workplace • Intelligent Buildings • Leading Practices & Solutions
Reporting & Benchmarking
• What data is needed? – Begin with the end in mind; outputs determine inputs – What’s important to measure?
• How is data normalized for comparisons? – apples to apples
• What industry standards/protocols are applicable?
• How is data transformed into actionable insights?
• Need data-driven decisions (not decibel-driven decisions)
Greenhouse Gas Protocol – Scope 1, 2, 3 • Scope 1: Direct (minimum)
– onsite fuel combustion – company owned vehicles
• Scope 2: Indirect (minimum) – Purchased (consumption) of electricity, heat/cooling, steam
• Scope 3 Indirect (often) – Waste disposal – Business travel (transportation), Employee commute
Source: WRI – World Resources Institute
Green Building Certification
System Buildings Origin
BREEAM 110,000+ United Kingdom
LEED 7,400+ United States
Green Globes 1,400+ Canada
Green Star 220+ Australia
Benchmarking – Normalizing Data
• Climate variation – ASHRAE Degree heat/cool days
• Region • Building Type • Industry Type • Time period & duration • Standard measures
– Area (gross) – Unit of Measure (UOM)
Studies - Crossing the Sustainability Chasm
“Crossing the sustainability chasm: strategies and tactics to achieve sustainability goals” IBM Software thought leadership whitepaper, presented by J.Clark at IFMA WWP 2011 https://www14.software.ibm.com/webapp/iwm/web/signup.do?source=swg-spsm-tiv-am-rp&S_PKG=Crossing-the-sustainability-chasm
Data Collection
• What are the data sources? – Who, what, where, when
• Is it the right data and accurate?
• How is it gathered?
• How can it be streamlined?
Case Study – Oil & Gas Company
• Project Stage: design complete, construction in-progress
• TRIRIGA Real Estate Environmental Sustainability (TREES) – Data loading: Energy, Water, Waste, Emissions, Transportation… – Carbon Calculator: Greenhouse Gas Emissions (GHG) – LEED Certification Management (also possible BREEAM, GreenStar) – EnergyStar integration – TREES Workplace Performance Management
• Integrated Workplace Management System (IWMS)
– Primarily a leading practices and process standardization initiative – IBM-TRIRIGA application, with configurations for leading practices
• Functional Areas: – RE & Portfolio Management – Facilities, Space and Move Management – Project Management – Maintenance & Operations
Process Improvement & Leading Practices
Proprietary document excerpt, Copyright © 2010, 2011 eBusiness Strategies LLC
Streamlining Data Collection
Proprietary document excerpt, Copyright © 2010, 2011 eBusiness Strategies LLC
Managing Green Building Certifications
Proprietary document excerpt, Copyright © 2010, 2011 eBusiness Strategies LLC
LEED Checklist Status Tracking
Proprietary document excerpt, Copyright © 2010, 2011 eBusiness Strategies LLC
Track LEED Points & Cost
Proprietary document excerpt, Copyright © 2010, 2011 eBusiness Strategies LLC
LEED Data Entry & Reference Docs
Proprietary document excerpt, Copyright © 2010, 2011 eBusiness Strategies LLC
Reports – Manage LEED Certification
Proprietary document excerpt, Copyright © 2010, 2011 eBusiness Strategies LLC
Performance Management
• How do we align to corporate objectives? – CRE/FM strategies & initiatives – Individual’s performance goals – Accountability, ownership
• How do we analyze the overwhelming data?
• How do we manage performance?
Workplace Performance Management
Manage Workplace Operations
Analyze Workplace Performance
Act Improve, Transform
Align Workplace Strategies
Sets objectives
Reports, alerts, issues
Prioritizes improvements
Optimize goals Workplace
Performance Management
Aligning CRE/FM to Business Strategy
Adapted from, Anna-Liisa Lindholm et al., “A Framework for Identifying and Measuring Value Added by Corporate Real Estate”, FMLink, 2006
Cascade Objectives Down to Drive Accountability
Maintenance Tech, Energy Program, Space Planner
Facility/Maintenance Managers
Workplace Executive
Energy Intensity/ Occupant
Energy Intensity / Area
(Building Efficiency)
Energy Use Breakdown: Electricity, Gas, Fuel Oil, Renewable…
Area / Occupant
(Space Utilization)
Occupancy/Vacancy Seating Density Sharing Ratios (mobility)
Dimensional Analysis (drill-down, roll-up, slice & dice): by Geography, Sites, Buildings, … by Building Type, Lease vs. Owned…
by sub-meter by/across Time
by utility company by Cost
Balanced Scorecard
Traditional Corporate (Kaplan & Norton) • Financial • Customer • Internal Business Processes • Learning and Growth
Workplace Performance Management (WPM) • Financial • Customer • Operational • Portfolio • Environmental
Case Study - Sustainability Metrics • KPI’s for Environmental
– Energy Rating Certification (EnergyStar) – Green Building Certification Rating (LEED) – Water Use Intensity (GSF) – Solid Waste Recovery (%) – Tenant Survey Ratings
• Comfort/IEQ, Sustainability Involvement
• Analysis Metrics – TREES Score-based version of metrics of above – Energy Use – Water Use – Solid Waste Use – Energy Cost per Area ($/sf) – Water Cost per Area ($/sf) – Energy Use Intensity (per Occupant) – Water Use Intensity (per Occupant) – Energy Use Intensity (GSF/Degree -day) – GHG Emissions (Carbon) Intensity (GSF)
Analyze to Detect, Identify, Pin-point…
Slice & Dice By who, what,
where
Detect Issues Poor & marginal
performance
Drill into Detail Responses on a
survey
Portfolio Project Management (PPM)
• Align portfolio to strategic business goals • Allocate resources to the right projects • Govern with data-driven decisions • Understand value contribution
ContinuousBusiness
Cycle
OngoingProject
Management
Iterative Project Portfolio
ManagementProcessBusiness
StrategiesProjects
Portfolio Optimization
Portfolio Realignment
Performance Measurement
Decision Gate Evaluation
Identify Opportunities / Projects
Align Opportunities: • Business Objectives • Strategic Initiatives • Program Management • Operating Levels • Condition Assessment • Environmental
Assessment • Energy Audits • Environmental
Compliance
Diagram source: ProjectConnections.com
Managing the Project Pipeline
Diagram source: ProjectConnections.com
PPM Project Funnel and Pipeline – Align and Optimize
Identify Opportunities
• Condition Assessment: deferred maintenance
• Environmental Assessment / Audit
• Maintenance inspections: day to day discovery
• Capital Project Planning
Sustainability Data-Driven Decisions
Opportunity Analysis • Financial Return
– ROI, NPV, IRR – Payback Period
• Energy Savings • Energy Star Rating • Carbon Footprint • LEED Cost/Point
Launch the Right Programs
Low
High
Low High
Good-to-Go high value, low risk
Retarget Rethink, or cancel
Postpone
Risk – ability to execute
Busi
ness
Val
ue
mitigate risk
focu
s sco
pe
Adapted from: R. Napier, “The Role of Governance and Program Management in the CIO Office, HP CIO Summit, 2003
Balance LEED Targets & Funding
Proprietary document excerpt, Copyright © 2010, 2011 eBusiness Strategies LLC
INTEGRATE SOLUTIONS
• High-Performance Workplace • Intelligent Buildings • Leading Practices & Solutions
Case Study - Leading Practices
Integrated Workplace Management Systems (IWMS)
People role-centric perspective & change management
Process leading practices & cross-functional governance
Technology enabling tools to deliver integrated solutions
Integrating Sustainability Processes… • Maintenance & Operations:
– Green Cleaning procedures and products – Track and populate Energy Star rating information for assets and
buildings – Tenant surveys for LEED-EBOM IEQ points – Include inspections and readings for IAQ and LEED-EBOM IEQ needs
• Monitoring & Measuring ventilation, make-up air, • Hot &Cold call tracking
• Preventive Maintenance and Inspections – Commissioning, re-commission, retro-commission – Refrigerant inspections, tracking – Readings measurements related to LEED criteria, energy performance – Cooling tower water consumption, chemicals – Track asset retirement and disposition of assets (landfill, recycle, reuse) – Track and Report O&M PM’s related to efficient energy use
Integrating Sustainability Processes
• Facility Condition Assessment (FCA) – Use FCA for Environmental Sustainability related Assessments & Audits
• Energy Audits, IAQ/IEQ Assessments • Environmental regulatory compliance assessments
• Portfolio Project Management – Opportunity Assessments & Analysis, Pipeline Management
• Real Estate:
– Green Leases; Clauses, Conditions, … – Green Lease Reporting
• Strategic Facility Planning
– Optimize space utilization to reduce carbon footprint – Forward looking indicators to improve building and utilization
High-Performance Workplace
• Smart devices • Smart buildings • Pervasive connectivity • Anywhere computing
• Info Management • Knowledge/social sharing • Service Management • Orchestration
• Energy efficient • Water efficient • Indoor quality • Optimal occupancy
• Management support • Knowledge processes • Capability Maturity • Operational Excellence
Engaged Workforce
Sustainable Facilities
Intelligent Infra-
structure
Technology Enablers
Adapted/improved concepts from High –performance Workplace by Saibal Das Chowdhury
Where do you stand?
• Can you measure how green you are? • Can you get decisions made, or are you stuck? • Are you ready to take green to the next level?
Measure & Manage
• Reporting & Benchmarking • Data Collection • Performance Management
Optimize Opportunities
• Identify Opportunities • Analyze & Assess • Portfolio Project Management
Integrate Solutions
• High-Performance Workplace • Intelligent Buildings • Leading Practices & Solutions
Get the green light
Go greener
Green Buildings Get Results: REDUCE
• Drive green performance • Plan & prioritize the right projects • Deliver a high-performance workplace
Source: adapted slide from US Green Building Council
Water
Use
40%
Solid
Waste
70%
Energy
Use
37%
CO2
Emissions
36%
Get the Green Light to Go Greener
April 18, 2012 Program
Bob Sawhill, CFM [email protected] 530.305.2843 AskEbiz.com