BOMA BESt Assessment Overview

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1 BOMA BESt Assessment Overview BOMA Building Environmental Standards OFFICE Module August 2013 The Voice of the Commercial Real Estate Industry in Canada

2 The Building Owners and Managers Association of Canada (BOMA Canada) is pleased to share this summary of our most popular tool the Office Module with potential applicants to the program. This document will provide readers with an overview of the online tool, allowing users to gain a better understanding of the tools assessment objectives and requirements before registering a building. Please note that although questions may differ across the Office, Enclosed Shopping Centre, Open Air Retail, Light Industrial and Multi-Unit Residential Building modules, the intent behind each assessment area remains the same. Please consult the BOMA BESt Application Guide for detailed information regarding the application, verification and certification process, as well as module definitions, pricing categories, BOMA BESt official policies, and timelines for completing an application. The Guide to BESt Practices can also be found in the BOMA BESt Application Guide. It provides a detailed description of the fourteen (14) BESt Practices required for certification. BOMA BESt Assessment Overview (Office Module) Page 1

3 Five Pillars of BOMA BESt 1. ASSESSMENT The online BOMA BESt assessment consists of 175 detailed questions. A summary performance report is generated, providing users with score distribution for each subsection. Users are provided with energy performance data in a universally accepted metric (Energy Use Intensity), allowing building owners, managers and facility operators to more effectively benchmark performance. Finally, the summary performance report will highlight achievements as well as a range of recommendations for improvement. 2. EDUCATION BOMA BESt guides managers through a building review process, providing them with a holistic approach to understanding building operations and its associated environmental impacts, as well as how these can be improved. In doing so, BOMA BESt fosters a culture of improvement within the organization. 3. VERIFICATION Information submitted by BOMA BESt applicants is verified through a third-party audit of energy and water utility data, a review of documented policies and procedures and operations manuals, as well as a walk-through of the building, including the plant room and a typical occupant space. 4. CERTIFICATION BOMA BESt Level 1: The building has met all BOMA BESt Practices (includes performing an energy audit and a water audit, continually monitoring resource consumption and having a preventative maintenance program). BOMA BESt Level 2: The building has met all BOMA BESt Practices AND has achieved a score of 70 79% on the BOMA BESt assessment. The building is moving towards better energy and environmental performance through improved management practices. BOMA BESt Level 3: The building has met all BOMA BESt Practices AND has achieved a score of 80 89% on the BOMA BESt assessment. The building is moving towards excellence in energy and environmental performance through excellent management practices. BOMA BESt Level 4: The highest level of certification. The building has met all BOMA BESt Practices AND has achieved a score of over 90% on the BOMA BESt assessment. These buildings are high performers with low energy consumption, excellent management, and often combine new technologies and industry leadership. 5. IMPROVEMENT BOMA BESt certified buildings achieve better energy and water use intensities than the national average. The program helps building owners, managers and facility operators establish a building baseline performance, implement initiatives over time, and achieve an improved score upon recertification. BOMA BESt Assessment Overview (Office Module) Page 2

4 BOMA BESt Definition (Office Module) DEFINITION The following definition for Office Building is adopted from: NAIOP Terms & Definitions: U.S. Office and Industrial Market, Prepared for The National Association of Industrial and Office Properties Research Foundation, 2005 (Page 11). Office Building: A property providing environments conducive to the performance of management and administrative activities, accounting, marketing, information processing, consulting, human resources management, financial and insurance services, educational and medical services and other professional services. At least 90 percent (90%) of the interior space is designed and finished to accommodate office usage but the space may include other usage. Office Building Types: Low-rise: fewer than seven stories above ground level. Mid-rise: Between seven and 25 stories above ground level. High-rise: Higher than 25 stories above ground level. Office Building Complex / Suburban Parks: Defined as a group of buildings that have common management personnel, common management practices, and a common central plant. ASSET TYPE: SPECIAL APPLICATION Large Office Campus: please consult BOMA BESt Policy 2.3 Office Campus (2 million ft² and larger) in the BOMA BESt Application Guide for qualification under this category. BOMA BESt Assessment Overview (Office Module) Page 3

5 BOMA BESt SCORING BY ASSESSMENT SECTION Office Module BOMA BESt Assessment Section Weight (%) ENERGY 35 WATER 8 WASTE DIVERSION & SITE 11 EMISSIONS & EFFLUENTS 17 INDOOR ENVIRONMENT 18 ENVIRONMENTAL MANAGEMENT SYSTEM 11 ENERGY AND WATER PERFORMANCE BENCHMARK SCALES Office Energy Use Intensity Points < 36 kwh/ft²/yr 8 < 32 kwh/ft²/yr 16 < 28 kwh/ft²/yr 24 < 24 kwh/ft²/yr 32 < 20 kwh/ft²/yr 40 < 18 kwh/ft²/yr 48 < 16 kwh/ft²/yr 56 < 14 kwh/ft²/yr 64 < 12 kwh/ft²/yr 72 < 10 kwh/ft²/yr 80 Office Water Use Intensity Points < 1.2 m 3 /m 2 /year (112 Litres/ft 2 ) 5 < 1.0 m 3 /m 2 /year (93 Litres/ft 2 ) 10 < 0.8 m 3 /m 2 /year (75 Litres/ft 2 ) 15 < 0.6 m 3 /m 2 /year (56 Litres/ft 2 ) 20 < 0.4 m 3 /m 2 /year (37 Litres/ft 2 ) 25 < 0.2 m 3 /m 2 /year (19 Litres/ft 2 ) 30 < = Less than BOMA BESt Assessment Overview (Office Module) Page 4

6 BOMA BESt Assessment OVERVIEW (Office Module) BASIC INFORMATION This section seeks to understand the building operating context. The information provided here will allow for effective benchmarking of the building s performance. Information is acquired on the following areas (not a comprehensive list): Building location, Occupancy rate (must be superior to 70%) Gross floor areas Operating hours Annual operating costs On-site facilities Construction materials of the walls, roofs Primary HVAC features ENERGY (350 POINTS) The energy component of the BOMA BESt assessment is a measure of a building s energy consumption, its energy efficiency features, and the energy management practices that have been put in place. Equipment maintenance and commissioning programs are assessed to ensure there is an opportunity for building operators and managers to continuously improve the energy performance of the building. Building occupant transportation habits are also considered in the energy section. In doing so, BOMA BESt recognizes the role building management can have on encouraging travel habits that reduce environmental impacts a daily journey totaling as little as 8 km by car can, over one year, emit as much CO2 as that emitted to provide heat, light and power for one person in an office. 1. Energy Consumption (12 consecutive months of data) 2. Energy efficiency features a. Lighting b. Major HVAC equipment c. Controls d. Hot Water e. Renewable Energy f. Envelope g. Energy innovations BOMA BESt Assessment Overview (Office Module) Page 5

7 3. Energy Management a. Energy Policy b. Energy Assessment BESt Practice: Has the building had an energy assessment within the past three years that included recommendations with costs, savings and a payback period? c. Energy Management, Monitoring and Targeting d. Energy Training BESt Practice: Is there a building-specific Energy Management (reduction) Plan to address issues raised in the energy assessment? e. Financial Resources f. Submetering g. Documented Operating Instructions h. Maintenance and Commissioning 4. Transportation BESt Practice: Is there a preventive maintenance program for the HVAC (heating, ventilating, and air-conditioning)? a. Public Transportation b. Cycling Facilities c. Innovation Points Other measures SAMPLE QUESTIONS: Does the building incorporate any of the following high-efficiency lighting features: Compact fluorescents? T8 or T5 fluorescent lamps in building areas? Automated lighting controls? Is temperature/weather compensation implemented? Does the building utilize any of the following renewable on-site energy sources: Active solar? Wind? Photovoltaic? Ground source heat pump? Bio-mass? Has a comprehensive Building Condition Report been produced within the last 5 years? Is there a formalized training plan for operations staff including new employees, on how to implement energy monitoring, equipment preventive maintenance, and energy efficiency measures? Are ongoing commissioning practices implemented in response to changes to facility occupancy, usage, repair or retrofits? Does the building have access to public transport within 500 metres? BOMA BESt Assessment Overview (Office Module) Page 6

8 WATER (80 POINTS) This section reports on water consumption, the water-conserving features of buildings as well as water management practices. A successful water management program begins with an understanding of how the facility and its occupants use and dispose of water. This makes it possible to plan effective measures to achieve consumption reductions. 1. Water Consumption (12 consecutive months of data) 2. Water conserving features 3. Water Management BESt Practice: Is there a written policy intended to minimize water use, and encourage water conservation? BESt Practice: Has a water assessment been done within the last three years? 4. Innovation Points Other Measures SAMPLE QUESTIONS: For each category of fixture, indicate what percentage of the fixtures are water efficient: Low flow toilets that use equal to or less than 4.8 Litres/flush? Automatic valve controls and/or proximity detectors on toilets and urinals? Does all landscaping minimize the need for irrigation? Are there water use reduction targets? Are there regular procedures for checking and fixing water leaks? BOMA BESt Assessment Overview (Office Module) Page 7

9 WASTE REDUCTION AND SITE (110 POINTS) The Waste Reduction section of the BOMA BESt assessment examines whether or not various recycling programs and facilities have been implemented for tenants along with regular waste audit practices. The Site section assesses site contamination and the presence of site-enhancement measures to improve the site s ecological value. 1. Waste Reduction and Recycling 2. Site a. Recycling, Handling, and Storing Recyclable Materials BESt Practice: Is there a waste diversion program that incorporates the recycling of materials such as: paper and cardboard; bottles and cans; food waste; and plastics for occupants, visitors and operations at the site, to the extent that local infrastructure is available to accommodate these materials? b. Waste reduction program BESt Practice: Is there a written policy intended to minimize renovation / construction waste being sent to landfill? c. Site Pollution d. Site enhancement SAMPLE QUESTIONS: Does the building have a composting program for organic waste? What is the current diversion rate? Is the building site free of contamination? Does the site contribute to a wildlife corridor where adjacent sites include naturalized landscaping? Is there a program to reduce bird fatalities that includes: i) minimizing night time lighting; AND ii) applying bird-safe treatment to indicate the presence of glass; AND/OR iii) avoiding reflections in the glass that birds will confuse with habitat; AND iv) monitoring the effectiveness of the collision mitigation measures? BOMA BESt Assessment Overview (Office Module) Page 8

10 EMISSIONS AND EFFLUENTS (170 POINTS) BOMA BESt assesses the presence of pollutants in buildings such as emissions from boilers; ozonedepleting substances found in refrigerants; fire-fighting equipment; asbestos; PCBs; radon; pesticides; and hazardous materials such as those found in cleaning products, lubricants, water treatment chemicals, and fuels. The Emissions and Effluents section is broken down into the following sub-categories: air emissions and ozone depleting substances, water effluents, hazardous materials, and hazardous products and WHMIS. 1. Air Emissions a. Boiler emissions 2. Emissions Ozone Depletion a. Refrigerants b. Management of Ozone Depleting Refrigerants 3. Emissions Water Effluents BESt Practice: Is there a documented management plan for Ozone Depleting Substances (ODS) that includes: o o o o o a. Waste Water Effluents 4. Emissions Hazardous Materials Inventory of refrigerants and records? Maintenance reports, loss reports, and leak test results? Operational staff training? Periodic leak testing? a. Hazardous Materials Survey b. Asbestos c. Radon d. PCBs Is there a phase-out plan for ozone-depleting refrigerants? BESt Practice: Has a hazardous building materials survey been completed and has an inventory of these materials been reviewed and updated (where applicable) within the last three years? e. Storage Tanks 5. Emissions Hazardous Products and WHMIS a. WHMIS program b. Health & Safety and Management of Hazardous Products BESt Practice: Is there a Hazardous Products (hazardous chemicals) Management Plan? c. Pesticides BOMA BESt Assessment Overview (Office Module) Page 9

11 SAMPLE QUESTIONS: If the building has on-site ozone-depleting substances (ODS), are there recovery facilities or services that comply with federal guidelines and requirements? Are there documented procedures and monitoring to ensure that glycol discharges from the flushing of cooling coils are minimized or eliminated? Is there a documented asbestos management plan that includes training and the precautions to be taken during repairs and renovations? Is there a storage tank management plan, which ensures legal compliance and includes the following operation and maintenance procedures: Tank upgrading and replacement schedule? Filling, transferring operations and spill protection? Tank closure, abandonment or removal? Are there inventory and records of the hazardous products/waste, including their removal and disposal? BOMA BESt Assessment Overview (Office Module) Page 10

12 INDOOR ENVIRONMENT (180 POINTS) Maintaining a good indoor environment requires a comprehensive approach that takes into consideration various aspects of an occupant s health and comfort such as indoor air quality, lighting and noise levels. 1. Indoor air Quality 2. Lighting 3. Noise a. Indoor Air Quality Ventilation b. Indoor Air Quality Filtration System c. Indoor Air Quality Humidification System d. Indoor Air Quality Cooling Towers e. Indoor Air Quality Parking and receiving f. Indoor Air Quality Control of Pollutants at Source g. Indoor Air Quality Management BESt Practice: Does building management have in place a documented means for addressing tenant/occupant concerns regarding indoor air quality (such as a complaint form and incident log)? h. Thermal Comfort a. Lighting Features b. Lighting Management SAMPLE QUESTIONS: Are all air intakes checked regularly to ensure that the openings are protected and free from obstruction? Are the cooling towers located away from fresh air intakes and flue outlets? Does the contract with the building cleaning staff or contractors specifically state that they are to use environmentally preferable cleaning materials? Is operations staff sufficiently trained to implement an indoor air quality program to address tenant concerns? Has an occupant satisfaction survey been conducted within the past 12 months that addresses acoustic privacy, noise disturbances and ease of interaction? BOMA BESt Assessment Overview (Office Module) Page 11

13 ENVIRONMENTAL MANAGEMENT SYSTEMS (110 POINTS) This section assesses how well building management is implementing and documenting its environmental management systems. Such management practices include setting conservation targets, implementing a sustainable purchasing policy, and putting in place an ongoing tenant communication plan which ensures occupants are aware of the building s environmental initiatives as well as opportunities for becoming energy and environmental stewards within the building. 1. Environmental Management System Documentation 2. Environmental Purchasing 3. Emergency Response 4. Tenant Awareness BESt Practice: Does building management have a written policy for the selection of building materials that attempts to reduce any potential negative impact on the environment? BESt Practice: Has a documented Communications Work Plan been developed and/or updated for tenants/occupants regarding environmental initiatives and practices in the building within the past 12 months? SAMPLE QUESTIONS: As tenants renew their leases or where there is a tenant turnover, do the new leases contain a section on energy and environmental responsibilities (Green Lease)? Is there a list of preferred products used in housekeeping and building maintenance? Is there a site map showing the location of environmentally significant features such as shut-off valves, underground and above ground storage tanks etc.? Are there ongoing communications to tenants on the environmental measures that they can implement in the building to contribute to: Energy conservation and plug load reduction? Water conservation? Waste reduction and recycling? Proper handling, storage and disposal of toxic products? BOMA BESt Assessment Overview (Office Module) Page 12

14 Disclaimer: This BOMA BESt Assessment Overview is for informational purposes only and is subject to change from time to time without notice. This BOMA BESt Assessment Overview is protected by copyright pursuant to copyright laws and international conventions. Any reproduction, modification, creation of derivative works from or redistribution or reproducing of the policies or any portion thereof is prohibited without the express written consent of Building Owners and Managers Association (BOMA) of Canada by BOMA Canada. All rights reserved.

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