Optimize Operational and Maintenance Practices

by the WBDG Sustainable Committee

Last updated: 10-14-2008

Overview

No matter how sustainable a building may have been in its design and construction, it can only remain so if it is operated responsibly and maintained properly. The use of toxic cleaning products can deteriorate indoor air quality; failure to test sensor control points can compromise energy efficiency; and poor training can lead to early system failures. Buildings must be operated and maintained with the security, safety, health, comfort, and productivity of their occupants in mind, and with an understanding of the next generation's need to reuse and recycle building components. To the extent possible, select systems that are easily maintained. Ensure operation and maintenance personnel are part of the project planning and development process.

Throughout the building's life cycle, operations and maintenance should seek to:

Train building occupants, facilities managers, and maintenance staff in sustainable design principles and methods;
Purchase cleaning products and supplies that are resource-efficient and non-toxic;
Use automated monitors and controls for energy, water, waste, temperature, moisture, and ventilation;
Reduce waste through source reduction and recycling to eliminate disposal off-site; and
Minimize travel by supporting telecommuting programs and enabling teleconferencing.

Recommendations

Train Building Occupants, Facilities Managers, and Maintenance Staff in Sustainability Principles and Methods

Implement a comprehensive, preventive maintenance program to keep all building systems functioning as designed. See WBDG Reliability-Centered Maintenance (RCM).
Provide operations support to facilities managers and maintenance crews to answer questions and offer additional information.

Employ Environmentally Preferable Landscaping Practices

Landscape with native, or indigenous, plants.
Develop a Pest Control Plan, which includes information about: materials and equipment for service; method for monitoring and detection; service schedule for each building or site; any structural or operational changes that would facilitate the pest control effort; and commercial pesticide applicator certificates or licenses.
Where unavoidable, use non-toxic outdoor fertilizers and pesticides.
Consider composting/recycling yard waste.
Minimize site disturbance. See also WBDG Sustainable—Optimize Site Potential.
Use landscaping products with recycled content as required by EPA's Comprehensive Procurement Guidelines (CPG) for landscaping products.
See also WBDG Sustainable O&M Practices.

Purchase Cleaning Products and Supplies that are Resource-Efficient and Non-Toxic

Use cleaners that biodegrade rapidly.
Look for products that are concentrated, using less packaging for more power.
Use integrated pest management (IPM) practices in facilities and landscaping to reduce the use of pesticides and herbicides. IPM has been mandated on federal property since 1996 by Section 136r-1 of Title 7, United States Code, and is cited in Title 41 of the Code of Federal Regulations (102-74.35) as a required service for agencies subject to the authority of the General Services Administration (GSA).
Use non-toxic pest control for indoor spaces and plants. See also WBDG Evaluating and Selecting Green Products.
Keep air ducts clean and free of microorganisms through a structured program of preventive maintenance.

Use Automated Monitors and Controls for Energy, Water, Waste, Temperature, Moisture, and Ventilation Monitors and Controls

Use schedule, occupancy, or luminance sensors to control lighting and other functions.
Use timers for heating/ventilation/air conditioning (HVAC) equipment.
Turn off the lights, computers, and equipment when not in use.
Enable power-down features on office equipment (e.g., Energy Star® computers).
Turn off computer monitors when not in use.

Reduce Waste Through Source Reduction and Recycling

Start a comprehensive recycling program with source separation and occupant incentives.
Use on-site composting of organic materials.
Adopt green meeting practices.

Support Practices that Encourage Sustainable Transportation or Minimize Travel

Install sufficient bike racks to meet demand.
Designate shuttle/bus stops in safe and accessible areas close to the facility.
Provide sufficient parking spaces for carpools/vanpools.
Support teleconferencing and videoconferencing through proper operations and maintenance of communication systems.
Support telework (aka telecommuting) programs by providing hotelling spaces (flexible and well-equipped office spaces that teleworkers can use when they come into the office) and properly operating and maintaining telework centers.

Relevant Codes and Standards

Executive Order 13423, "Strengthening Federal Environmental, Energy, and Transportation Management"
Executive Order 13423, Technical Guidance - EMS Integration
Executive Order 13221, "Energy Efficient Standby Power Devices"
U.S. General Services Administration:
P100 Facilities Standards for the Public Buildings Service, 2005

Major Resources

WBDG