Operating Smart, green & Healthy Buildings

air quality / water metering / energy metering / waste management / cleaning / biophilia / thermal comfort

As the shift towards green and healthy buildings continues and sign-ups for building certifications such as LEED and WELL rises, it is equally important for real estate developers with an eye on ESG to dive deeper into building performance during the operations phase. For those holding onto and managing an asset in the medium to long-term, the journey does not stop once construction and fit-out are complete, quite the opposite.

As there is often a considerable gap between intended building performance and actual, ongoing building performance, a ‘commissioning process’ upon completion followed by an enhanced healthy buildings facilities management plan are the solution.

Smart building monitoring, which includes strategies such as air quality management, energy and water metering, and thermal comfort monitoring is a key factor in facilities management of a healthy building or a healthy co-working office for example.

With the latest real time sensors (e.g. Kaiterra and Awair) providing high quality, 24/7 quantitative data for analysis in the cloud combined with qualitative occupant feedback through regular surveys and pattern analysis of registered complaints, building efficiency and occupant comfort can increase. 

In addition, signage and educational prompts (a.k.a ‘healthy nudges’), enhanced green cleaning protocols, landscaping and greenery maintenance, as well as wellness programs for building occupants covering both physical activity and mental wellbeing are important factors to maintain in a smart, healthy building. This article explores the above in more detail so let’s jump in!

Air Quality Management in healthy buildings

Enhanced indoor air quality is vital to optimal occupant health, and an air quality plan needs to be implemented in both the pre-occupancy and occupancy phases of the building. Subsequently, as both indoor and outdoor air quality can fluctuate, live monitoring and tracking is necessary to ensure healthy indoor air quality levels and catch any issues as and when they arise. 

In the construction phase, an excess of dust and particles have the potential to accumulate indoors and compromise air quality in the later occupancy phase if not properly managed. It is essential to have an air quality management plan for the construction phase such as sealing air ducts, storing absorptive interior materials separate from the construction area, using temporary barriers to isolate working environments, and replacing filters before occupancy. 

In the occupancy phase, when the building is complete and occupants are using the interior spaces, air quality management combine with real time sensor monitoring becomes essential for occupant comfort.

Sensors should be placed strategically around the building at approximately head height to measure temperature, humidity, CO, CO2, PM2.5, PM10 and Volatile Organic Compounds (VOCs). For more detail on. this see the RESET AIR standard in particular. For more on this see our article on RESET AIR here.

In addition, hazards such as mold and indoor smoking have to be tightly controlled to avoid additional negative influences on air quality. 

Water Metering in Smart, Green & Healthy Buildings

Both energy and water use should be tracked to ensure that the building is operating at the optimal level. Monitoring green building water use can not only provide information about how much water is being used in a green building but also guide improvements or highlight potential problems. 

Water monitoring should include both regulating and tracking the amount used, as well as maintaining proper drinking water quality to ensure building occupant health.

Permanent water meters should be installed to measure total water use and should be available in monthly and annual blocks to provide more specific information and monitor efficiency. In addition, leak detection systems should be installed and regularly checked to avoid potential problems and water overuse.

Finally, water should be regularly checked for contaminants, and drinking water quality factors such as pH, turbidity, and chlorine levels should be regulated to ensure safe consumption for occupants. 

Energy Metering in Smart, Green & Healthy Buildings

Green building energy efficiency should also be tracked within the building, a very important operational building factor that can vary greatly if not monitored.

Sub-meters should be installed to track energy on both the building level and system levels to identify opportunities for energy savings. For the most effective data, the systems should report hourly, daily, monthly, and annual energy use separated by energy type and source. In addition, the information should be readily available to facilities management teams so that changes can be made if needed, and any abnormal activity can be quickly detected. 

Building Energy Management Systems (BEMS) and Automatic Reading Systems (AMR) are examples of common energy monitoring and management systems. With the incorporation of energy tracking systems, the data can be used to make improvements in the future and provide insight into building performance. 

waste management in healthy buildings

In line with US Green Building Council LEED Operations + Maintenance guidelines, we recommend integrating into a workplace floor plan upfront a storage location for recyclable materials such as mixed paper, glass, plastics and metals, with safe storage areas for batteries.

Monitoring for Thermal Comfort in Healthy Buildings

Thermal comfort tends to be the factor with the highest number of complaints from building occupants as it is an immediate, visceral and in many ways subjective matter.

Numerous studies have proven correlation between building temperature and employee wellness and comfort, making thermal comfort a vital building characteristic to monitor, not least because of enduring sexism in how building temperatures are set - men in suits and ties and always going to have a different opinion on indoor temperature than any female not in a full trouser suit.

The way forward in smart building terms is, eventually, to offer greater autonomy over thermal controls within the building to its occupants. Factors such as outdoor temperature, ventilation rates, and indoor occupancy density all have the potential to affect perceived thermal comfort. 

As with other smart building systems, sensors should be placed intentionally to regulate indoor air temperatures and gauge if any unexpected deviations occur. These sensors can provide feedback to building managers and inform changes when necessary. 

The sensors provide little insight on their own however, only when coupled with occupant preferences and surveys, the power of information and data can be applied to provide optimal thermal comfort. On this basis, facilities management teams need to see complaints not as problems but as valuable data!

Currently, standards designate that 80% of building occupants should be considered comfortable to achieve acceptable thermal comfort levels (WELL). In order to reach and maintain this goal, building occupants should be regularly surveyed to gauge comfort levels. 

With information collected through post-occupancy surveys, perceived occupant comfort can be utilized with temperature data to inform the most effective next steps. As with air quality, temperature can be variable and should be regularly monitored to ensure optimal conditions and increase occupant wellness and comfort. 

Signage in Healthy Buildings

As healthy building consultants we advise on signage systems, wayfinding and their role in creating a healthy building. Signage can be used to promote a variety of health and efficiency-related concepts, with the potential to improve occupant wellness and building performance. 

Signage can be used to improve health through physical activity encouragement for example. Motivational point-of-decision wayfinding signs next to lift doors can promote greater stair use and increase physical activity levels, the WELL and FITWEL certifications encourage this policy.

Especially if stairs are not clearly visible, signs and wayfinding prompts can encourage use—both increasing physical activity and decreasing elevator energy use. 

In addition, building entrance signage can publicize a tobacco-free zone - a requirement of most green building certifications. There is no acceptable exposure level to cigarette smoke, so signage must be implemented clearly to indicate the ban.

Signage can also be used to indicate the health impacts and hazards of smoking, hopefully further discouraging tobacco use and encouraging healthier habits for building occupants. 

Educational signage is also very impactful. Promoting hand-washing has never been more important, a simple visual reminder that helps prevent the spread of infection in the new Covid-19 era. In addition, nutritional messaging can be used in and around dining areas to encourage healthy eating habits. 

On the other end, signage can be used to encourage people to adopt sustainable habits such as reminders to turn off task lights when leaving in the evening, (again) using the stairs instead of the elevator, and turning water faucets off when not in use - just a few obvious reminders that can encourage occupants to reduce energy and water use.

Building signage can on occasion be given to the architects or interior designers, at least the more visually exposed elements such as the reception / entrance lobby but much of the above mentioned signs are just as likely to land on the desk of facilities management.

Enhanced Cleaning Protocols in Green Healthy Buildings

Without proper cleaning protocols, health factors such as interior air quality, pollutant levels and surface cleanliness can be compromised. The cleaning products themselves should not contain any harmful ingredients, and surfaces should be cleaned regularly to avoid excess accumulation of dust or other unhealthy substances.

Many cleaning products contain hazardous ingredients that when applied to surfaces can emit ingredients that degrade indoor air quality, and therefore impact human health. Products should be selected carefully to eliminate any potential hazards and reduce detrimental health effects.

There are several third-party certification systems, such as an ISO 14024-compliant (Type 1) Ecolabel, which designates green cleaning products and can be used to guide healthy selections.

In addition to smart selection of the products themselves, a plan should be created that designates the extent and frequency of cleaning, where to access cleaning products, and the roles of cleaning staff and building occupants, when applicable, to the cleaning process.

Surfaces encounter countless microorganisms throughout the day, and can host pathogens from sick individuals, which if not properly cleaned can spread to other building occupants. Especially in the COVID-19 era, frequent and thorough cleaning practices should be embedded in building operations.

Dust and dirt from the outdoors readily accumulate in building interiors through windows, entrances, and other indoor-outdoor building connections. In fact, studies have shown that 65% of inhalation of outdoor air particles occurs indoors.

Entrance walk-off mats are used to reduce this transfer of dirt and other pollutants from the outdoors, and their maintenance and cleanliness is essential to keep up this role. Building entryways should be regularly wet cleaned and vacuumed to minimize the amount of outdoor pollutants entering interior spaces. 

Cleaning processes and habits are entirely reliant on cleaning staff and building occupants. Because of this, proper training and easily accessible green cleaning supplies should be implemented to ensure the promotion of healthy interiors.

Biophilia landscaping maintenance

Green and healthy buildings often contain vegetation in around buildings, providing countless human and environmental health benefits. However, they also require maintenance. Proper landscaping and greenery upkeep will not only benefit the health of the plants themselves, but also the building occupants and surrounding environment. 

In building interiors, features such as living walls must be maintained and watered properly to ensure their health. Living walls enhance biophilia, filter air pollutants, and provide cooling capabilities, making their health essential for promoting additional building operation benefits. 

On the exterior, landscaping maintenance encourage plant health and biodiversity. A landscape management plan implemented by the grounds maintenance staff protects the flora and fauna while minimizing wildlife disturbance. Petrochemical fertilizers and pesticides should be avoided whenever possible, and efficient irrigation techniques such as xeriscaping prioritized.

Workplace Wellness Programs 

Mental health and wellness programs are an important part of a healthy office workplace that places employee health at its centre. Provisions such as stress management and mental health support groups and programs, educational programs, childcare and family leave support, as well as fitness and nutrition services are all beneficial to workplace wellness.

Studies have shown that when employees are less stressed and anxious, they perform better an are more productive, making workplace wellness programs a smart business decision in addition to the clear occupant health benefits. 

Through the use of strategies such as mindfulness programs and restorative spaces, employee stress levels can be reduced. Mindfulness programs can be achieved through in person meetings and exercises, or through employer-designated digital applications, such as Headspace, for example.

Restorative spaces in healthy buildings

Restorative spaces should be maintained, and employees should be encouraged to take breaks when needed and use them to relax and reset throughout the workday. 

It is important that the resources are available, but more importantly that occupants are made aware that they exist. Educational materials should be readily accessible to inform employees of the resources, encourage their use, and reduce any stigmas against mental health and wellness issues. 

In addition to mental health wellness programs, physical health is equally as important, including both nutrition and fitness services. Nutrition or cooking classes, healthy recipe sharing, and nutritious snack offerings in the office are examples beneficial nutrition programs.

Gyms, exercise and mental wellbeing in healthy buildings

Access to fitness rooms, gyms and fitness equipment can all be complemented by programs such as exercise classes, running clubs, or a bike-to-work week or contest are all potential implementations to encourage active travel and health. 

If occupant participation is consistently low, additional incentives may nee to be implemented to encourage resource use and highlight the importance of wellness in the workplace.

Often, it is helpful to have a designated employee as a ‘wellbeing champion’ who promotes health programs within a company, and this person or group can host health promotion meetings and communicate digitally with employees to further encourage participation. 

Energy efficiency in green buildings to reduce energy waste

what is energy efficient architecture? Read on to discover these green building approaches examples

Energy consumption in green buildings and energy solutions to reduce energy consumption

Improve energy performance for a more sustainable future

Buildings and the real estate industry in general contribute around 30% of total global energy consumption, making them a vital consideration in the push for a green energy transition away from fossil fuel dependency.

Energy efficient buildings are, like electric and eventually hydrogen-powered cars, a necessary step for the future of our planet, not least due to the ongoing process of urbanization which will see an estimated 70% of the world’s population living in cities by 2050 (Bratman). 

Green buildings new construction

Key factors to consider in building energy efficiency include building orientation and its footprint but there we step into the realm of site planning and selection, architecture and engineering. Beyond new construction then, how can we as green building consultants help in the refurbishment of our existing buildings - a fundamentally more energy efficient and sustainable approach? 

Green buildings refurbishment

Overarching strategies in a refurb project include reducing energy demand, increasing source efficiency, and tracking the live energy use of the building. Together these provide the building blocks of energy efficient refurbished buildings. The ideal goal of course being net zero or net positive buildings.

Specifically, demand can be reduced through strategies such as passive design and green roofs. Energy source efficiency can involve implementing energy efficient lighting, efficient HVAC (air con ventilation) and elevator systems, as well as renewable energy production on site via solar panels on the roof, for example. 

energy efficient building solutions

With the incorporation of some or all of these energy reducing green building strategies, there is then a requirement for ongoing tracking and monitoring of progress in energy efficiency so that facilities management have a real time picture of the energy consumption patterns in the building.

Demand Reduction in green buildings

Demand reduction in sustainable green buildings involves strategies that reduce the upfront energy needs, lowering the amount of energy consumed and paving the way towards greater energy efficiency overall. Passive design as well as the implementation of green and cool roofs are several strategies to reduce energy demand. 

Passive Design in sustainable buildings - energy saving in construction

Passive design is a concept in which the sustainable building design works with local climate conditions to reduce the need for energy use.  Passive design includes strategies such as daylighting, natural ventilation, and passive heating, which all can reduce energy demand. This is all done in the building modeling phase of a new construction project.

The use of daylighting through windows, skylights and other openings can reduce the need for electrical lights. In addition, in hotter months, the use of daylighting can reduce cooling loads, as on average it produces less heat per unit of illumination than electric lights.

Natural ventilation utilizes outdoor air and winds to bring fresh air into a building. This can help regulate indoor air quality and appease the need for mechanical ventilation, as well as increasing thermal comfort through passive cooling. Most commonly, natural ventilation can be incorporated through the installation of operable windows. This strategy is dependent on the quality of the outdoor air available in the site in question, a factor that can vary by hour, day and season.

energy efficient buildings examples

In addition, solar energy can be used to reduce the need of heating, for example, direct solar gain - which provides places where the sun can enter a space directly - can help to heat a living area.

If paired with thermal mass structures, the sun can heat a mass such as a wall throughout the day and release this heat throughout the evening - a common strategy in traditional buildings in the Middle-East for example.

Green Roofs & Cool Roofs in Sustainable Buildings

Roofs are often an untapped resource in buildings, when in reality they have a lot of potential for energy demand reduction. Roofs are subject to the highest amount of solar irradiance across the entire building envelope (Costanzo).

Cool roofs utilize highly reflective coating such as white paint to increase reflectivity, while green roofs use vegetation as a cover to increase cooling capabilities of a building (Costanzo). 

Although there are pros and cons to green roofs and cool roofs, both reduce building cooling demand (Costanzo). Cool roofs have been found to lower the temperatures of roofs more than green roofs, but green roofs provide some insulation in cooler seasons. 

Green roofs provide additional benefits such as air purification and biophilia benefits if made accessible to building occupants. However, due to the maintenance factor of greenery, cool roofs are an easier practice to implement in terms of initial investment. 

Energy Efficiency Lighting  in Sustainable Buildings

A low hanging fruit of energy efficiency is to incorporate energy efficient lights such as LED bulbs. Generally, this is a very cheap intervention that can provide considerable energy savings. 

Such bulbs consume more than three times less than the energy used by fluorescents and less than a seventh of the energy used by incandescent bulbs. In addition, LEDs provide a higher lumen output, which increases safety and sight, they also have a much longer life span (Taddonio)

In addition to lighting replacements, other strategies such as motion sensors, dimmers and timers can be used to reduce energy and maintenance costs. Hallway lighting can be adjusted based on the time of day and natural light presence.

Desk and office lighting can be adjusted based on hours worked in office and dimmed or turned off when not necessary (“Managing”). These strategies can be very effective at reducing energy consumption, especially when combined.  

Efficient Machinery

Once demand reduction strategies have been implemented, the next step is to make sure that the appliances and machinery that are functioning within the building are as efficient as possible and are consuming less energy. For example, the HVAC systems, elevators, and other machinery within the building. 

HVAC systems generally run on a clock depending on the building use type. For example, an apartment building may need to be run on a 24-hour cycle, while an office building HVAC system can be shut off at night when no one is in the workplace to avoid excess energy use.

energy efficiency solutions

In addition, the systems themselves should be chosen based on those that are designed to consume less energy when in use. Various space types align better with different HVAC systems, so proper planning is required to make the most informed decisions. 

In addition to HVAC systems, other machinery such as elevators tend to be large energy consumers in buildings. It is important to install energy efficient lifts and elevators to avoid excess energy use. 

To aid with the decision-making process, there are various standards and resources. For example, the U.S. Environmental Protection Agency’s Energy Star Program designates energy-efficient appliances that contain more high performing systems (“The Science”).

Renewable Energy Production in Green Buildings

In addition to incorporating energy efficient appliances and fixtures, the use of renewable energy and the potential to produce it onsite is a very effective green building strategy. Solar is the most common and easily applied renewable energy source on a building site. 

Panels are commonly placed on roofs and should be angled to best receive the sun, which varies depending on location and building orientation. However, newer technologies are providing ways that solar technology can be incorporated into facades, for example. 

When making sustainable solar energy decisions, it is important to consider location and feasibility of potential solar gain, as well as if there is enough area to install enough panels to provide an ample energy source - at the very least, a green building project team should consider wiring in the cables for future installation of solar panels on the roof during the refurb or construction process, even if funds are not immediately available to purchase them. 

Benchmarking, Tracking and Monitoring green building energy

Once a green building energy efficiency plan has been implemented, there is a need for building energy use monitors to track ongoing performance. Several third-party organizations such as ASHRAE, ANSI, and IESNA provide baselines; for example, ASHRAE 90.1-2010 is the energy efficiency standard. 

After a baseline is set and goals are made, a process known as commissioning is implemented. This process, as described in the LEED green building standard is the “process of verifying and documenting that a building/all of its systems are planned, designed, operated and maintained to meet the owners project requirements” (LEED).

This concept encourages projects to continue to operate according to the initial goals and monitor energy consumption to maintain desired efficiency levels.

The installation of sub-meters and automated building controls allow building operation managers to track energy costs and usage by area, as well as aiding the control of building wide energy use.

Building Energy Management Systems (BEMS) are common systems that are used for monitoring and controlling building energy use.

Net + Energy in Green Buildings as a way to go beyond merely saving energy

The ultimate goal for us as sustainability consultants in real estate is to create Net Positive Energy buildings, meaning that more energy is created on site from renewable sources than is consumed by the building—therefore giving back rather than taking from energy sources.

In other words, going further than efforts to merely save energy or improve energy efficiency and reduce energy consumption in residential buildings, for example. Here we look to go much further than that.

Net Zero Energy buildings, a relatively more attainable yet nonetheless challenging goal, produce the same amount of energy on site as they consume, avoiding energy resource depletion with energy efficient equipment and so on.

To achieve that requires systems thinking, looking at a building in a joined-up manner, exploring how distinct elements of the system can work together to make a more efficient whole.

Sustainable Building, energy conservation and carbon emissions Sources used in this article

Bratman, Gregory, and Gretchen Daily. The Benefits of Nature Experience: Improved Affect and Cognition. Tech. Vol. 138. Stanford: n.p., 2015. Landscape and Urban Planning. Stanford University Libraries. Web. 24 Oct. 2016. 

“Building Energy Management Systems Bems.” Building Energy Management Systems BEMS - Designing Buildings, 27 Oct. 2021, https://www.designingbuildings.co.uk/wiki/Building_energy_management_systems_BEMS. 

Costanzo, V., et al. “Energy Savings in Buildings or UHI Mitigation? Comparison between Green Roofs and Cool Roofs.” Energy and Buildings, Elsevier, 12 May 2015, www.sciencedirect.com/science/article/pii/S0378778815003527. 

 “Managing Energy Costs in Hospitals.” 2010.

O’Malley, Christopher, et al. “Urban Heat Island (UHI) Mitigating Strategies: A Case- Based Comparative Analysis.” Sustainable Cities and Society, Elsevier, 14 June 2015, www.sciencedirect.com/science/article/pii/S2210670715000657. 

Taddonio, Kristen. “Energy-Efficient Hospital Lighting Strategies Pay Off Quickly.” BUILDING TECHNOLOGIES PROGRAM, July 2011, commercialbuildings.energy.gov/hospital. 

“THE SCIENCE BEHIND HEALTHY HOMES: 25 FACTORS THAT IMPACT YOUR HOME.” Delos, 2020. 

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Further Reading

• The Secrets Of A Healthy Building

• Sustainable Green Building Water Use

• The Best New Green & Healthy Office Buildings In Barcelona, Spain

• The Role Of Rooftops In Healthy Sustainable Building Designs

• Sustainable Office Space - Make Your Office More Eco-Friendly

• Organic Building Materials And Their Benefits

• Introducing The World Green Building Council Health & Wellbeing Framework

• the secrets of a healthy building: ‍9 essential principles for optimal wellness and sustainability

• What Is Circular Economy In Regenerative Real Estate?

• Top Five Real Estate Developers Using Biophilia For Sustainability & Wellbeing