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Energy and Indoor Environment Quality

Cost Benefits Arising from Office Building Sustainability Upgrades:

Facility Ecology Case StudiesAndrew Bellamy

www.cetec.com.au

yBScSenior Consultant

Dr. Vyt Garnys PhD, BSc (Hons) AIMM, ARACI, ISIAQ, ACA, AIRAH, FMAManaging Director and Principal Consultant 

Overview

• Facility Ecology, IEQ and productivity

• MethodsMethods

• Case Study – Interiors  Design only 

• Case Study – Energy Upgrade only

• Value of Energy and IEQ/m2/yr

• Occupant perception of IEQ

• Portfolio Value of Productivity

• Productivity outcomes

• International Benchmarking

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Facility Ecology, IEQ & Productivity

Facility Ecology - measureable interaction of a building or

facility and its occupants to optimise sustainable wellbeing and

productivity of occupants and environmental performance. p y p p

Indoor Environment Quality (IEQ) and Productivity

(IEQP) Studies predict and quantify the economic benefit of

improving IEQ in organizations.

Research worldwide shows strong links between the indoor

environment occupant wellbeing comfort and productivityenvironment, occupant wellbeing, comfort and productivity

Achieved productivity improvements offset total costs of

refurbishment, energy and maintenance.

Corporate View Internationally ‐Must Expand Focus from Energy only (G1)to Energy + Resources+ IEQ (G3, Nabers, GBCA) to Building Productivity (G5, Corporations, Research)

RELATIVE OPERATIONAL COSTS

1% Increased labour productivity = 100% Energy 

10% Increased labour productivity = 100% Operational 

(US Energy Dept, CIBSIE)

How to Assess IEQ based Productivity?

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Facility Ecology Validation and Assessment

Validate the costs outlaid and the benefits achievedfrom sustainable design and build

Validate the costs outlaid and the benefits achievedfrom sustainable design and build

Measure and assess the performance and satisfaction of sustainable buildings 

following design and build

Measure and assess the performance and satisfaction of sustainable buildings 

following design and build

Benchmark this performance, locally, nationally and internationallyBenchmark this performance, locally, nationally and internationally

Validate financially, socially and environmentally for your site Validate financially, socially and environmentally for your site 

Demonstrate the high achieving nature of your building, beyond accreditation/compliance and use this data for operational KPI’s. Demonstrate the high achieving nature of your building, beyond accreditation/compliance and use this data for operational KPI’s. 

COMFORT

Temperature Humidity

NABERS Protocol

Temperature, Humidity, Airflow

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CONTAMINANTS

NABERS Protocol

CO2 CO VOC F ld h dCO2,CO, VOC, Formaldehyde Particulates, Microbials

SENSORY

NABERS Protocol

Acoustics, Lighting measured, Occupant Satisfaction Survey

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Case study 1 : IEQ and Productivity

PRE & POST OCCUPANCY Indoor Environment StudyIndoor Environment Study Umow Lai Consulting Engineers

PRODUCTIVITY GAINS

2007 ‐2009

Projected by CETEC: 13%

A hi d b Cli 12 5%Achieved by Client: 12.5%

Value Gained:   $1m/year or $5,000/employee/year

Predicted And Actual Productivity Gains

Productivity%

0510152025303540

‐10‐5

Productivity%

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Case study 2 : Value of IEQ and Energy

The aim of this study is to examine the effect of only energy efficiency

upgrades on IEQ and productivity.

The study was conducted across 4 high-rise office buildings in Sydney

which implemented similar HVAC and lighting upgrades

IEQ measured in a comparable way using NABERS IE protocol

Approximately 2000 occupants were invited to complete NABERS

occupant satisfaction surveys

Productivity projections were based on international research

benchmarks

Summary of sustainability upgrades

Building Sustainability Upgrade Projected IEQ Effect

HVAC upgraded with energy efficient technology chiller and 

hardware upgrades

Targetted effect on thermal comfort and outside air ventilation and 

indirectly on air quality.

Building Management System (BMS)recalibration

Reduction of spacial variation in thermal comfort

Base building and tenancy lighting Improved satisfaction with lightingBase building and tenancy lighting upgrade to E1 light fittings

Improved satisfaction with lighting

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Temperature outcomes

Temperature (oC)

Building # 

Pre‐Occupancy 

Post‐Occupancy

Performance of office work

Building 1 23.0 24.1 ‐1.1%

Building 2 23.6 23.4 +0.2%

Building 3 22.6 24.4 ‐1.8%

Building 4 23.6 22.9 +0.7%

Ventilation outcomes

CO2 concentration  (ppm)

Building # 

Pre‐Occupancy

Post‐Occupancy

Performance of office work

Building 1 688 469 +1.0%

Building 2 726 591 +0.5%

Building 3 613 711 ‐0.3%g

Building 4 749 735 0%

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Occupant perception of IAQ

% Dissatisfied with IAQ

Building  Pre‐Occupancy Post‐Occupancy Performance of #  office work

Building 1 11 7 +0.4%

Building 2 25 18 +0.7%

Building 3 21 21 0%

Building 4 32 20 +0.8%

Occupant perception of lighting

% Satisfied with lighting

Building #

Pre‐Occupancy Post‐Occupancy

Performance of office work#  Occupancy work

Building 1 90 81 ‐0.9

Building 2 66 77 +1.1

Building 3 75 80 +0.5

Building 4 71 88 +1.7

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Productivity outcomes

Building 1 Building 2 Building 3 Building 4

Performance ‐0.6% +2.5% ‐1.5% +3.2%

For 2000 tenants this could equate to a financial

Performance of office work

0.6% 2.5% 1.5% 3.2%

Average +0.9 % for approximately 2000 tenants (500 per building)

q

benefit in the order of A$3 Million per annum which

can be offset against running costs or capital

expenditure

Case study : Value of IEQ and Energy

PRE & POST OCCUPANCY Indoor Environment Study forIndoor Environment Study for Local Government Superannuation, Sydney CBD

Refurbishment of four buildingsValue  Gained

2009 – 2011 annually

Energy gains: $18 per/m2Energy gains: $18 per/m

IE gains: $188 per/m2

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The improvement of occupant well‐being in Green buildings – using real 

case studies

90

100General Building Satsifaction

0

10

20

30

40

50

60

70

80Acoustic Quality

Air QualityOffice Layout

Thermal Comfort

Pre Occupancy

Post occupancy

Cleanliness and Maintenance

Lighting

Office Furnishings

Other Cetec Productivity Assessments

$14.6 million benefit f 10 b ildiper year for 10 buildings

just from improved IEQLikely $1.5M from less energy

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Conclusions

Need a design approach to sustainability upgrades to

ensure both energy efficiency and IEQ improvements are

achieved using NABERS protocolsachieved, using NABERS protocols.

Pre and post occupancy IEQ studies using NABERS

confirm that designed energy gains are achieved with IEQ,

occupant satisfaction and productivity gains

Learnings will improve future designs and KPI’s

Financial projections will optimise corporate and

environmental gains

The Big Picture – International IEQBenchmarking Study

1st IEQ  

Australian Green 

Buildings

Other International 

Green Buildings

International Green Building Study for 

International KPI’s

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Well Established  ‐Wide range of Organizations

• Apartments‐ including Shree Ram Urban Infrastructure, Mumbai, Palais Royale Cetec CLIENTS

• International and Domestic Airports

• Office and Insurance Companies

• 6 Major Universities

• Brookfield UK, Constructors, London

• Medical Research Institutes

H it l

Singtel Optus 

Australian Government

Investa Properties

Qld Dept. Public Works

Sydney Water 

CSIRO – Research labs• Hospitals

• Government OfficesDesignInc architects

Hassell architects

Woods Bagot architects

For additional information please 

contact uscontact  us 

(03) 9544 9111(02) 9966 9211

2/27 Normanby Rd, Notting Hill VIC 31681/65 Nicholson St, 

St Leonards, NSW 2065andrew.bellamy@cetec.com.au 

vyt.garnys@cetec.com.au