2013 BOMA BESt ENERGY AND Environment REPORT over 3,200 members

BOMA Canada is the voice of the Canadian commercial real estate industry. A national not-for-profit association, with strong regional association in each major region in Canada, BOMA Canada is comprised of over 3,200 members, representing close to 2.1 billion square feet of commercial space in the country. Members include building owners, managers, developers, facilities managers, asset managers, leasing agents and brokers, investors, and service providers.

BOMA BOMA Edmonton British Columbia BOMA BOMA Newfoundland Quebec and Labrador BOMA Manitoba BOMA BOMA New Brunswick Calgary BOMA and Prince Edward Island Regina BOMA Nova Scotia BOMA Ottawa

BOMA Toronto

BOMA BESt BOMA Network in Canada BOMA Toronto (includes all of Ontario except www.bomabest.com BOMA BC (includes the Yukon Territory): for the Kingston, Ottawa, and Gatineau areas): Twitter: @BOMA_BESt www.boma.bc.ca www.bomatoronto.org

Contact Us BOMA Calgary (includes Southern Alberta BOMA Ottawa (includes Ottawa, Gatineau, BOMA Canada from Red Deer to the Montana Border): and Kingston): www.bomaottawa.org www.bomacanada.com www.boma.ca BOMA Quebec: www.boma-quebec.org John Smiciklas, Director of Energy and BOMA Edmonton (includes Edmonton, the area BOMA New Brunswick Environment: [email protected] to its north, and the Northwest Territories): and Prince Edward Island: www.bomaedmonton.org Hazel Sutton, Manager of Environmental www.bomanewbrunswick.com Standards: [email protected] BOMA Regina (includes all of Saskatchewan): BOMA Nova Scotia: www.bomaregina.ca www.bomanovascotia.com BOMA Manitoba (includes Nunavut): BOMA Newfoundland and Labrador: www.bomamanitoba.ca www.bomanl.com

BOMA BESt Energy and Environment Report 2013 1 TABLE OF CONTENTS

2013

3 INTRODUCTION 38 Water 54 Energy 3 About the BBEER 41 LEADER in Water 57 Water Conservation: 25 York Street 4 About BOMA BESt 58 Emissions and Effluents 5 Five Pillars of BOMA BESt 42 Waste Reduction 58 LEADER in Reducing and Site Enhancement 6 Continuous Improvement Emissions and Effluents: in BOMA BESt buildings 43 LEADER in Waste Yaletown 939 Reduction: Scotia Plaza 7 METHODOLOGY 59 Indoor Environment 44 LEADER in Reducing Site 8 kEY FINDINGS 59 LEADER in Indoor Impact: Head-Smashed-In Environment: Bayview @ 9 kEY RECOMMENDATIONS Buffalo Jump Coal Harbour Interpretive Centre 10 SPECIAL FEATURE: 60 Enclosed Shopping Centre Journey through 44 Emissions and Effluents 60 Overall BOMA BESt Scores BOMA BESt – A Case Study 47 SPECIAL FEATURE: and Ratings PERFORMANCE REPORT: The Importance of BOMA BESt Buildings Occupational Health 62 Energy and Safety in Buildings 14 data Sets 63 Water 48 Indoor Environment 18 Office 64 Light Industrial 49 Environmental 18 Overall BOMA BESt 64 Overall BOMA BESt Scores Management System Scores and Ratings and Ratings 50 LEADER in Tenant 20 Energy 66 Open Air Retail Engagement: Collaboration 66 Overall BOMA BESt Scores 30 LEA DER in New for Energy Conservation and Ratings Energy Technology: at Bell Trinity Square Royal Bank Building 68 CONCLUSION 52 Multi-Unit Residential Building 33 S PECIAL FEATURE: Existing 69 FIGURES AND TABLES 52 Overall BOMA BESt Scores Building Commissioning and Ratings 70 LIST OF ACRONYMS at Commerce Court 71 Bibliography  35 LEADER in Ongoing Commissioning: Le Windsor

2 BOMA BESt Energy and Environment Report 2013 INTRODUCTION

About the BBEER Welcome to the fourth annual BOMA BESt Energy and Environment Report.1

This report will showcase the performance the management of emissions and effluents, of buildings in the commercial real estate indoor environment, and environmental industry that have achieved BOMA BESt management systems (the six key areas of certification in the 2012 calendar year. BOMA environmental performance and management Canada has created this report as part of our critically evaluated by the BOMA BESt program). ongoing commitment to encourage discussion In addition to this benchmarking data, the surrounding improving existing building 2013 BOMA BESt Energy and Environment performance and reducing environmental Report will present real performance and impacts through BOMA BESt, Canada’s leading management success stories from buildings assessment and certification program. across the country. We have also included case The BOMA BESt Energy and Environment studies on key issues for building managers Report will present a detailed analysis of the to illustrate the benefits of continuously state of the commercial real estate industry assessing one’s performance and management in terms of energy and water efficiency, practices within the context of BOMA BESt. waste reduction and site enhancement,

Over 3,800 3,049 buildings buildings, representing have achieved BOMA BESt hundreds of millions of certification and/or square feet of Canadian recertification across Canada. commercial real estate, have applied for certification and/or recertification to date.

1 in previous years, the BOMA BESt Energy and Environment Report (BBEER) title was based on the year from which the certified building data was obtained. This year (and going forward) the BOMA BESt Energy and Environment Report will be titled according to the year of publication. The 2013 BOMA BESt Energy and Environment Report will feature information on buildings certified in 2012. 2011 building data is available in the 2011 Report.

BOMA BESt Energy and Environment Report 2013 3 INTRODUCTION

About BOMA BESt BOMA BESt certification recognizes excellence BOMA BESt (Building Environmental in energy and environmental management Standards) is Canada’s largest environmental and performance in commercial real estate. assessment and certification program for The Program is managed by the Building existing buildings. It is a unique, voluntary Owners and Managers Association of Canada program designed by building owners, (BOMA Canada) and delivered by the eleven managers and operators in conjunction with local BOMA Associations throughout Canada. a wide range of independent external experts Since the Program’s inception, BOMA BESt has to provide the commercial real estate industry seen tremendous uptake by the Canadian real with a consistent framework for assessing and estate industry. As at December 31, 2012: improving the environmental performance and • Over 3,800 buildings, representing hundreds management of existing buildings of all sizes. of millions of square feet of Canadian BOMA BESt is an effective tool for monitoring commercial real estate, have applied for and addressing building impacts on existing certification and/or recertification to date; environmental challenges in Canada, as well as those expected from global climate change. • 3,049 buildings have achieved BOMA BESt certification and/or The BOMA BESt mission is to create a recertification across Canada. sustainable environment, one building at a time. The Program supports this aim by facilitating In January 2012, BOMA BESt launched the continuous improvement of building Version 2 of the Program. This new version operation and maintenance through the use of contains new questions as well as revised a questionnaire, or survey-based, assessment. standards which reflect ever-improving industry best practices and expectations.

FIGURE 1: BOMA BESt CERTIFIED BUILDINGS (cumulative)

3,000

2,500

2,000

1,500

1,000 Running Total Number of Running Total

BOMA BESt Certified Buildings 500

0 2005 2006 2007 2008 2009 2010 2011 2012 Year

2005 2006 2007 2008 2009 2010 2011 2012

4 BOMA BESt Energy and Environment Report 2013 FIVE PILLARS OF BOMA BESt

IMPROVEMENT

CERTIFICATION

VERIFICATION

EDUCATION

ASSESSMENT

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

BOMA BESt Energy and Environment Report 2013 5 Continuous Improvement in BOMA BESt Buildings

BOMA BESt has helped thousands of particularly in buildings that had low initial reduced on average from 34.92 ekWh/ft2/yr building owners and managers realize scores (Figure 2). In 2012, 115 buildings at initial certification to 31.68 ekWh/ft2/yr greater energy and water efficiencies achieved recertification. From this sample, after recertification – a 9% reduction in in their buildings, thereby improving scores decreased for 25 buildings, 21 buildings energy consumption. This indicates a clear the sustainability of Canada’s built experienced no score change at all, and improvement in the management and environment, and the quality of life 69 buildings scored better upon recertification implementation of initiatives surrounding for building occupants. than at original certification. This improvement energy conservation and demand reduction. is particularly significant since many buildings One hundred and seven buildings (50%) Moreover, BOMA BESt contributes to energy were recertified to the new and more stringent maintained similar consumption levels to and environmental improvement thanks to requirements of Version 2. original certifications while 20% of buildings its emphasis on continuous improvement. experienced higher levels of consumption. As the buildings certified in the early years Approximately 30% of buildings (67 buildings) of the program are now being recertified – have successfully reduced their energy many for the second time – there is a consumption upon recertification in 2012. marked improvement in the overall scores, For these buildings, energy use intensity was

FIGURE 2: BOMA BESt SCORES – CERTIFICATION VS. RECERTIFICATION

100

90

80

70 Score (%) 60

50

40

1 6 11 16 21 26 31 36 41 46 51 56 61 66 71 76 81 86 91 96 101 106 111 Number of Buildings

Initial Certification Recertification

FIGURE 3: BOMA BESt EUI – CERTIFICATION VS. RECERTIFICATION

90

80

70

60

50

40 ekWh/ft²/yr 30

20

10

0

1 6 11 16 21 26 31 36 41 46 51 56 61 66 71 76 81 86 91 96 101 106 Number of Buildings

Initial Certification Recertifications

6 BOMA BESt Energy and Environment Report 2013 METHODOLOGY

The 2013 BOMA BESt Energy and Environment The following asset classes have been Report (BBEER) analysis is based on a analyzed for this report: sample which includes aggregated data • Office; from 455 buildings certified to BOMA BESt Levels 2, 3, and 4. All buildings achieved • Multi-Unit Residential Building (MURB); certification between January 1 and • Enclosed Shopping Centre; December 31, 2012. Buildings certified • Light Industrial; to Level 1 are not included in this analysis since this certification level does not • Open Air Retail. assess performance. This sample represents approximately 98.1 million square feet of Canadian commercial real estate.

BBEER 2013 DATA SET

BOMA Edmonton 24 BOMA 45 BOMA British Columbia Quebec BOMA 9 Newfoundland and Labrador 48 BOMA 97 Manitoba 1 18 BOMA BOMA New Brunswick Calgary and Prince Edward Island BOMA 123 Regina 5 54 BOMA Nova Scotia BOMA 31 BOMA Toronto Ottawa

BOMA BESt Energy and Environment Report 2013 7 KEY FINDINGS

• Buildings achieved an overall score in the • BOMA BESt buildings have avoided emitting

mid- to high seventies range (Level 2), 160,240 MT of CO2. This represents the demonstrating that there is still room equivalent of removing 33,383 cars from for performance improvement amongst the road for one year, or the capacity of Canadian existing buildings. 82,090 square city blocks of pine forest to store CO for one year. • Average energy use intensity for 2 BOMA BESt certified office buildings • Average water consumption intensity is 30.76 ekWh/ft2/yr (or 1.19 f GJ/m2/yr) for BOMA BESt certified office buildings with a median of 27.84 ekWh/ft2/yr – is 0.6 m3/m2 – a 70% improvement on the a 16% improvement on the NRCan national average of 2.03 m3/m2. national average. • Forty five percent (45%) of buildings divert • Buildings that achieved energy reductions between 30 – 59% of their waste from at recertification saw their energy use landfill while a smaller percentage diverts intensity drop from 34.92 ekWh/ft2/yr at between 60 – 90%. initial certification to 31.68 ekWh/ft2/yr • Emissions and effluent scores remain high after recertification – a 9% reduction across the country which suggests that in energy consumption. managers of BOMA BESt certified buildings • Seventy-five percent (75%) of BOMA BESt have a strong commitment to implementing certified office buildings have a better effective management practices for score than the BOMA BESt average of hazardous materials and products. 30.76 ekWh/ft2/yr. • BOMA BESt certified buildings achieved • Forty-six percent (46%) of BOMA BESt consistently high scores (high 90s) on Metropolitan Towers, Vancouver, certified office buildings in the sample have the Environmental Management System BOMA BESt Level 3 (Certified 2011) energy use intensities between 23 and section: most buildings have documented 33 ekWh/ft2/yr (or 0.89 – 1.27 GJ/m2/yr). environmental policies and tenant communications strategies. • Energy efficiency features are not the only indicators of good energy performance; • BOMA BESt certified buildings across effective management practices must the country achieve consistently high also be present. scores (mid 80s) for indoor environment management and practices. • Older, lower performing buildings are being brought up to similar performance levels • Buildings achieved an overall score than their more modern counterparts in the mid- to high seventies range thanks to building operator and manager (Level 2), demonstrating that there is emphasis on building re-commissioning still room for performance improvement and major retrofits. amongst Canadian existing buildings.

Good BOMA BESt Buildings achieved a 9% management buildings have avoided reduction emitting 160,240 MT of CO – practices and energy 2 of energy efficient technologies are the equivalent of removing consumption necessary for achieving high 33,383 cars from the road at recertification. performance in buildings. for one year.

8 BOMA BESt Energy and Environment Report 2013 KEY RECOMMENDATIONS

The 2013 BOMA BESt Energy and Environment • Waste: Average diversion rates have Report (BBEER) has also identified the dropped compared to the 2011 certified following areas of improvement for Canada’s building sample despite high scores in existing building stock: waste management practices. Since waste management strategies are already in place, • Energy: Despite growing evidence that sub- building managers have an opportunity metering is extremely helpful for identifying to increase tenant engagement in waste energy saving opportunities as well as diversion objectives by setting high targets facilitating ongoing commissioning practices, and increasing the availability of composting. this technology is still not commonly found in buildings. Sub-meters are especially • Site: There is an opportunity for more critical for building managers seeking to buildings to engage in improving the understand the energy performance of ecological health of the building’ site, such individual buildings within an office complex as through site remediation with native Blue Cross Centre, Moncton, or to investigate the differences in individual species and removal of water-intensive BOMA BESt Level 3 (Certified 2012) tenant consumption patterns. landscape features.

• Transportation: Building owners and • Emissions and Effluents: Many buildings managers still have many opportunities still have equipment that contains ozone- available to them for reducing dependency depleting substances and global warming on single-occupant vehicles and their refrigerants although these are being associated carbon emissions. Practices that phased out. make alternative forms of transportation • Indoor Environment: Buildings within attractive and accessible to building the sample did not have many of the occupants include installing shelter over following features, all linked with improved bicycle racks, providing changing facilities indoor environment for building occupants: for cyclists, and creating a communication personal controls over ventilation and strategy and plan for car-pooling. lighting; implementing a schedule for • Water: Since large buildings typically cleaning lamps and group re-lamping. play host to a wide range of high-impact • Environmental Management System: water features such as cooling towers More buildings would benefit from Laurier House, Vancouver, and more extensive food services, there undertaking tenant satisfaction surveys BOMA BESt Level 3 (Certified 2012) are great opportunities for water savings and developing site maps that identify through targeted demand reduction the location of environmentally significant management practices. features (such as hazardous waste), enabling more effective response in the event of an emergency.

BOMA BESt Energy and Environment Report 2013 9 SPECIAL FEATURE

Journey through BOMA BESt – A Case Study

The Scotia Centre (East Port Properties) in St. John’s, Newfoundland – a frequent winner of the BOMA Earth Award and Certificate of Recognition – has been committed to environmental performance since the inception of the BOMA BESt program in 2005.The building, the first non-government building in Newfoundland and Labrador to achieve BOMA BESt certification, has now achieved certification three times: Go Green Plus (2007), BOMA BESt Level 2 (2008), and BOMA BESt Level 3 (2012). Over the years, operational costs have decreased and tenant and staff engagement has increased.

Using the Scotia Centre as a case study, this feature will detail how the BOMA BESt program can help building owners and managers reach their energy and environmental objectives.

Scotia Centre, St. John’s, BOMA BESt Level 3 (Certified 2012)

10 BOMA BESt Energy and Environment Report 2013 I. The BOMA BESt certification process can inform your environmental strategy: When it was determined that BOMA BESt could provide the context for measuring environmental performance, the Scotia Centre management team addressed the following five questions before moving forward:

1. Scoping: What is required by the BOMA BESt Program?

2. Benchmarking: What is the building already doing well?

3. Low hanging fruit – management: What programs and policies can be immediately put into place to achieve the best performance possible (for example, improving recycling beyond municipal regulations)?

4. Low hanging fruit – performance: What initiatives will have an immediate impact on reducing operating costs? Identifying such initiatives provided the building management team with a great place to start.

5. Capital investments: What initiatives need to be included in the five-year capital plan? Once the “easy wins” are addressed, major renovations/replacements need to be identified and included in the owner’s capital plan. These investments, amortized over a period of time, will lead to reduced operating costs in the long run.

“Thanks to this process we’ve identified that investing in our equipment will not only help to increase our score but at the end of the day will improve our operational The Scotia Centre performance efficiencies and reduce our costs.” and management awards – Kim Saunders, Property Manager, East Port Properties

BOMA BESt Energy and Environment Report 2013 11 II. BOMA BESt recertification encourages continuous improvement

BOMA BESt Level 2 (2008) Go Green (2007) (formerly Go Green Plus) BOMA BESt Level 3 (2012)

Energy Achieved BESt Practices Score: 57% Score: 70% • First building audit; • Replaced chiller (30% more efficient); • Energy audit update; • Re-scheduled equipment start times; • Implemented annual • Installed lighting sensors in washrooms; • Reduced hot water boiler re-lamping program. • Installed variable speed drives; temperature; Energy Use Intensity: • Implemented daytime cleaning. 2 • Installed T8s and electronic ballasts; 29.08 kWh/ft /year Energy Use Intensity: • Replaced exit lights with LEDs; 27.86 kWh/ft2/year • Installed lighting sensors in garage; Estimated 2012 Savings: $26,018 • Upgraded lighting controller. Water Achieved BESt Practices Score: 47% Score: 50% • Installed hands free faucets; • Detected faulty water city metre • Implemented use-billing • Installed low-flow toilets; thanks to water audit; for excessive water use. • Installed auto flush urinals. • Continued investigation towards • Budgeted for replacement of water eliminating once-through water meter (completed in early 2013) cooled units. Estimated water savings: 1,700,000 L Waste Achieved BESt Practices Score: 81% Score: 76% Reduction • Created tenant manual and • Management and tenant-led • Expanded recycling program to & Site design criteria manual for tenants initiatives are featured in a new accept batteries, fluorescent lamps, and contractors. tenant informational tool kit. and electronic waste. Emissions Achieved BESt Practices Score: 89% Score: 93% and • Installed MERV 8 HVAC filters. • Eliminated R11 in main tower • Eliminated R22 in Tower Two by Effluents by installing a new chiller; installing new HVAC equipment. • Added spill kits and pallets in chemically sensitive areas. Indoor Achieved BESt Practices Score: 96% Score: 97% Environ- • Required contractors and tenants • Implemented a re-lamping and • Reduced CO2 levels year over year ment to use low VOC emitting products; fixture cleaning system plan. by balancing HVAC requirements; • Implemented re-lamping and fixture • Implemented a mould cleaning system plan. management plan. EMS Achieved BESt Practices Score: 100% Score: 100%

Next Steps to achieve Level 4 in 2015: Sub-metering all tenants “It is a core commitment of our organization for energy consumption; replacing the pneumatic control system to constantly strive for the best possible to DDC (Digital) for more efficient control of floor temperatures; indoor environment within our buildings. conducting a building envelope study leading to building envelope upgrades; removal of once-through water cooling units; and finally The achievements of Scotia Centre are great re-commissioning and optimization of all systems. example of these efforts.” – John Lindsay, President, East Port Properties

12 BOMA BESt Energy and Environment Report 2013 III. The BOMA BESt program – a platform through 2. Increasing staff engagement and awareness which to engage tenants and staff of environmental impacts According to Kim Saunders, Property Manager at the Scotia Centre, there are three key benefits to participating in the BOMA BESt program: • For a successful program, staff must also be on-board, understanding that their actions directly impact energy use and the environment. 1. Increasing tenant engagement and awareness of environmental impacts • Monthly staff meetings to review energy use allow the team to understand the building’s energy consumption patterns, in turn • The building’s success in the program is directly related to the providing them with the tools to manage consumption. increase in tenant awareness and participation in the program over the past 5 years. Tenants now go beyond the building’s standard • Indoor air quality has been drastically improved thanks to the recycling plan and play a role in the greater community thanks to methodology put in place for the BOMA BESt program. The team a successful re-use program for office equipment and materials. is now able to pinpoint problem areas and adjust the mechanical equipment accordingly. • Collecting tenant feedback is critical to keeping tenants engaged and committed. “They are a wonderful resource and contribute many ideas 3. Increasing familiarity and comfort with building operations to improving the building. They want to be part of the process too!” • Over time the Scotia Centre management team has become significantly more familiar with its own processes. This means it SCOTIA CENTRE ENERGY DEMAND REDUCTION is easier to identify where opportunities for improvement may lie.

17,500 • BOMA BESt serves as a benchmarking tool, providing the 17,000 Scotia Centre with a clear understanding of how the building 16,500 is performing at a particular point in time. Performance goals are now being regularly set. 16,000 kWh’s 15,500 • The helpful resources and recommendations provided in the 15,000 BOMA BESt report assist in the decision making process for investment in improvements. 14,500 14,000 • Building managers can take ownership of the process; it has become a sustainability journey. 2007 2008 2009 2010 2011 2012

Annual Consumption Baseline kWh

SCOTIA CENTRE WASTE REDUCTION

250.00

200.00

71% 150.00 73% 67% 69% Tons 100.00 72%

42% 50.00

0.00 *2007 2008 2009 2010 2 011 2012

* tenant shredding figures not available prior to May 2007

Waste Sent to Landfill Total Recycled Total Garbage Created Annually

BOMA BESt Energy and Environment Report 2013 13 DATA SETS

PERFORMANCE REPORT: BOMA BESt Buildings

2 Research Drive, Regina, BOMA BESt Level 4 (Certified 2012)

Office buildings dominate this data set, comprising 80% (367) of the buildings benchmarked, the next being multi-unit residential buildings (37), enclosed shopping centres (22), light industrial (19) and finally open-air retail (10) (see Figure 4).

FIGURE 4: BOMA BESt CERTIFIED BUILDINGS, FIGURE 5: CERTIFIED BUILDINGS, BY REGION BY TYPE (2012) 10, 3, 24, 19, 60, 22, 2% 1% 5% 4% 13% 5% 37, 92, 8% 20% British Columbia Office Alberta MURB Saskatchewan Enclosed Retail 97, Manitoba 22% 19, Light Industrial 4% Ontario Open Air Retail 9, Quebec 2% Atlantic Northwest 367, Territories 81% 151, 33%

14 BOMA BESt Energy and Environment Report 2013 This is the first year that data has been compared by Canadian climate zone2. All cities in Canada are located in zones A, B, C, and D, and range from the warmer humid climate in southern British Columbia (zone A), to subarctic (zone D). Most major Canadian cities are located in zone B.

Figure 6: Canadian Climate Zones

Climate Zone D Climate Zone C Climate Zone B Climate Zone A

FIGURE 7: CERTIFIED BUILDINGS, BY CLIMATE ZONE 24, 3, 5% 1%

158, 35% Climate Zone D Climate Zone C Climate Zone B Climate Zone A 270, 59%

2 nr Can. Climate Zones for ENERGY STAR qualified Windows, Doors and Skylights. 2011. Retrieved from http://oee.nrcan.gc.ca/equipment/windows-doors/1371

BOMA BESt Energy and Environment Report 2013 15 OFFICE Three hundred and sixty seven (367) office buildings are included in the sample.

FIGURE 8: CERTIFIED OFFICE BUILDINGS, BY SIZE FIGURE 9: CERTIFIED OFFICE BUILDINGS, BY AGE

44, 58, 12% 85, 16% 23%

52, Under 100,000 ft² Before 1960 14% 100,000 – 250,000 ft² 1960 – 1989 250,000 – 500,000 ft² 1990 and Newer Over 500,000 ft²

175, 96, 48% 26% 224, 61%

FIGURE 10: DISTRIBUTION OF CERTIFIED OFFICE BUILDINGS, BY AGE AND SIZE

2,500,000.00

2,000,000.00

1,500,000.00

Buidlgin Size (ft ² ) 1,000,000.00

500,000.00

0.00 1750 1800 1850 1900 1950 2000 2050 Year Constructed

16 BOMA BESt Energy and Environment Report 2013 Multi-Unit Residential Building LIGHT INDUSTRIAL Thirty-seven (37) MURBs are included in the sample. Nineteen (19) Light Industrial buildings are included in the sample.

FIGURE 11: CERTIFIED MURBS, BY SIZE FIGURE 13: CERTIFIED LIGHT INDUSTRIAL, BY SIZE

3, 3, 8% 8%

6, 16%

Under 50,000 ft² Under 100,000 ft² 51,000 – 100,000 ft² Over 100,000 ft² 100,000 – 250,000 ft² 11, 8, Over 250,000 ft² 58% 42%

25, 68%

ENCLOSED SHOPPING CENTRE OPEN AIR RETAIL (PLAZAS, POWER CENTERS) Twenty-two (22) Enclosed Shopping Centres are included in the sample. Ten (10) Open Air Retail buildings are included in the sample.

FIGURE 12: CERTIFIED ENCLOSED FIGURE 14: CERTIFIED OPEN AIR RETAIL, BY SIZE SHOPPING CENTRES, BY SIZE

3, 3, 2, 14% 13% 20%

Under 250,000 ft² Under 250,000 ft² 250,000 – 750,000 ft² 250,000 – 750,000 ft² 750,000 – 1,000,000 ft² 7, Over 1,000,000 ft² 32%

9, 41% 8, 80%

BOMA BESt Energy and Environment Report 2013 17 OFFICE

PEFORMANCE REPORT

Jamieson Place, Calgary, BOMA BESt Level 4 (Certified 2011)

Overall BOMA BESt Scores and Ratings FIGURE 15: OVERALL BOMA BESt SCORES Offices represent the largest proportion of buildings in this sample (81%) FOR OFFICE BUILDINGS, BY REGION and as such their performance will be more thoroughly reviewed then Average: 78.2 Northwest other asset types. 74.7 Territories The average BOMA BESt score achieved by office buildings Atlantic 78.4 has increased slightly over the years: Quebec 80.5

• 77.8% in 2010; Ontario 77.3 • 78.1% in 2011; Manitoba 75.6 • 78.2% in 2012. Saskatchewan 80.4

Alberta 77.0 British Columbia 76.3

70.0 72.0 74.0 76.0 78.0 80.0 82.0 Score (%)

18 BOMA BESt Energy and Environment Report 2013 As one might expect, buildings in climate zone D face the greatest energy Compared to the 2011 BBEER, a larger proportion of public sector and environmental challenges with fairly extreme weather conditions. buildings are part of the data set this year, with participation numbers Nevertheless, the score variation across regions remains small. being almost equal. The public sector represents a larger number of buildings certified to Level 4 (Figure 18).

FIGURE 16: OVERALL BOMA BESt SCORES FOR There are many factors that may help explain this difference between OFFICE BUILDINGS, BY CANADIAN CLIMATE ZONE private and public sector performance. The primary driver may be Average: 78.2 regulation: increasingly, federal and provincial regulations have been Climate Zone D 74.7 put in place to achieve overarching environmental objectives, resulting Climate Zone C 77.9 in mandated green building certification for public buildings that fit a specific criterion3,4. Additionally, some provinces are emphasizing Climate Zone B 78.5 the need for publically accessible energy conservation targets and 5 Climate Zone A 78.3 plans in public sector buildings . Altogether, these are leading to an increase in BOMA BESt certified buildings amongst federal 72.0 73.0 74.0 75.0 76.0 77.0 78.0 79.0 and provincially-owned buildings. Score (%) Although regulation mandating green building standards may be a big driver for pursuing BOMA BESt certification, departments within FIGURE 17: DISTRIBUTION OF CERTIFIED the Government of Canada are recognizing the critical importance of OFFICE BUILDINGS, BY LEVEL AND YEAR developing an ongoing building management plan to ensure that targets are being met and new opportunities for cost-savings are identified. 2006 63 35 2 As stated in the Standing Committee on Government Operations and Estimates of the 1st session of the 41st Parliament on April 18, 2013, 2007 65 34 1 BOMA BESt has been recognized by Public Works and Government 2008 55 45 0 Services of Canada as a reliable tool for benchmarking performance. It provides the department with a “yardstick to measure ongoing 2009 57 38 5 maintenance” and opportunities for retrofits and re-commissioning6. 2010 59 40 1

2011 56 40 4 FIGURE 18: NUMBER OF CERTIFIED OFFICE BUILDINGS, BY LEVEL AND SECTOR 2012 55 40 5

8 0 10 20 30 40 50 60 70 80 90 100 Private Sector 79 Score (%) 102

Level 2 Level 3 Level 4 10 Public Sector 56 Since 2006, when performance scores were introduced, overall scores 86 have been improving incrementally. However, Figure 17 shows that the percentage of buildings achieving BOMA BESt Level 4 certification is still relatively small. There is definitely room for improvement in energy and 0 20 40 60 80 100 120 environmental performance and management across this asset type. Number of Buildings

Level 2 Level 3 Level 4

3 Environment Canada. Planning for a Sustainable Future: A Federal Sustainable Development Strategy for Canada. October 2010 (Section 8.2). Retrieved from http://www.ec.gc.ca/dd-sd/default.asp?lang=En&n=D39CB7AC-1#ftn4 4 Société immobilière du Québec. Certification BOMA BESt. Retrieved from https://guideduclient.siq.gouv.qc.ca/Rubrique.aspx?Rubrique=72 5 Service Ontario. Ontario Regulation 397/11 (under the Green Energy Act, 2009). August 2011. Retrieved from http://www.e-laws.gov.on.ca/html/source/regs/english/2011/elaws_src_regs_r11397_e.htm 6 parliament of Canada. 41st Parliament, 1st Session: Standing Committee on Government Operations and Estimates. April, 2013. Retrieved from http://www.parl.gc.ca/HousePublications/Publication.aspx?Language=E&Mode=1&Parl=41&Ses=1&DocId=6084985&File=0

BOMA BESt Energy and Environment Report 2013 19 Lethbridge Courthouse, Lethbridge, BOMA BESt Level 4 (Certified 2013)

The energy component of the BOMA BESt Energy is an important environmental assessment is a measure of a building’s parameter; energy use relates directly to energy consumption, its energy efficiency climate change as well as to a variety of

features, and the energy management air emissions (hydrocarbons, CO2, airborne practices that have been put in place. particles, as well as sulphur dioxide and Equipment maintenance and commissioning nitrogen oxides which contribute to acid rain). programs are assessed to ensure there is By reducing energy consumption, managers an opportunity for building operators and and operators can reduce a building’s managers to continuously improve the energy environmental impact while also reducing performance of the building. Building occupant operating costs. transportation habits are also considered in Building performance can be influenced the energy section. In doing so, BOMA BESt by a number of factors: recognizes the role building management can By reducing have on encouraging travel habits that reduce 1. Age of the building; energy consumption, environmental impacts – a daily journey managers and operators totaling as little as 8 km by car can, over one 2. Size of the building; year, emit as much CO as that emitted to can reduce a building’s 2 3. Efficiency features of the buildings; environmental impact provide heat, light and power for one person while also reducing in an office. The Transportation section 4. Management practices including operations, operating costs. addresses items such as proximity to public monitoring and on-going commissioning; and transport and availability of cycling facilities. 5. Occupant engagement.

“(…) we’ve looked at the two methods of certification and it’s our view that BOMA BESt works best for our existing inventory and LEED is best for new construction.” – Mr. John McBain, Assistant Deputy Minister, Real Property Branch, Department of Public Works and Government Services6

6 parliament of Canada. 41st Parliament, 1st Session: Standing Committee on Government Operations and Estimates. April, 2013. Retrieved from http://www.parl.gc.ca/HousePublications/Publication.aspx?Language=E&Mode=1&Parl=41&Ses=1&DocId=6084985&File=0

20 BOMA BESt Energy and Environment Report 2013 FIGURE 19: AVERAGE ENERGY SCORE a) Energy Consumption FOR OFFICE BUILDINGS, BY REGION Annual energy consumption is given for each Average: 65.7 building in equivalent kilowatt-hours per Northwest 2 Territories 60.0 square foot per year (ekWh/ft /yr) and is calculated based on the utility bill information Atlantic 64.8 entered into the BOMA BESt assessment. Quebec 68.6 Since some regions have more than one Ontario 63.4 climate zone, it is not surprising that the

Manitoba 63.6 regions show minimal variation – i.e. within a 10% range (Figure 19). Saskatchewan 66.7 Figure 20 reveals very similar energy scores Alberta 64.8 in the majority of climate zones. Only climate British 64.2 zone D (Northwest Territories) shows a notably Columbia lower score (60%). This is to be expected as 54.0 56.0 58.0 60.0 62.0 64.0 66.0 68.0 70.0 climate zone D experiences the most heating Score (%) degree days (HDD) as well as extreme weather and limited daylight conditions for much of the year. Rising energy costs will provide FIGURE 20: AVERAGE ENERGY SCORE building owners and managers in all regions FOR OFFICE BUILDINGS, BY CLIMATE ZONE with a greater incentive for addressing Average: 65.7 energy conservation, especially in the Climate Zone D 60.0 Northwest Territories where energy costs Climate Zone C 65.5 are already elevated.

Climate Zone B 65.3 The average energy use intensity (EUI)7 of certified office buildings in 2012 is only slightly Climate Zone A 66.4 lower than those certified between 2008 and 2011, highlighting a significant opportunity for 56.0 58.0 60.0 62.0 64.0 66.0 68.0 improvement in energy conservation across Score (%) Canada`s existing building stock.

FIGURE 21: AVERAGE ENERGY CONSUMPTION FOR OFFICE BUILDINGS, BY YEAR

2012 30.76 Rising energy 2011 30.80 costs will provide building 2010 31.85 owners and managers in all regions with a greater 2009 31.52 incentive for addressing 2008 32.77 energy conservation

29.5 30.0 30.5 31.0 31.5 32.0 32.5 33.0 ekWh/ft²/yr

7 Energy Use Intensity (EUI) is a unit of measurement that describes a building’s energy use. EUI represents the energy consumed by a building relative to its size.

BOMA BESt Energy and Environment Report 2013 21 The majority of BOMA BESt buildings have a better EUI than the national average8 of 36.65 ekWh/ft2/yr (or 1.42 GJ/m2/yr), as shown in Figure 229.

FIGURE 22: EUI OF CERTIFIED OFFICE BUILDINGS VS. NATIONAL AVERAGE

90.0

80.0

70.0

60.0

50.0 36.65 ekWh/ft²/yr 40.0 ekWh/ft²/yr 30.0 30.76 ekWh/ft²/yr 20.0

10.0

0.0 0 20 40 60 80 100 120 140 160 180 200 220 240 260 280 300 320 340 Number of Buildings

Average EUI of office buildings in NRCan sample = 36.65 ekWh/ft²/yr Average EUI of BOMA BESt certified Office Buildings = 30.76 ekWh/ft²/yr

Although BOMA BESt Version 2 has the ability FIGURE 23: EUI DISTRIBUTION OF CERTIFIED OFFICE BUILDINGS to exclude the energy loads from data centres from the consumption total, many buildings in 40 Median: 27.84 Average: 30.76 this sample entered the program prior to its 35 release. The 2014 BBEER will almost exclusively feature buildings from Version 2 and should 30 therefore yield more accurate results. 25

By ordering all the BOMA BESt certified offices 20 according to their energy use intensity the following benchmarks are obtained: 15 Number of Buildings • 1st Quartile: 7.43 – 22.26 ekWh/ft2/yr 10 2 (0.29 – 0.86 GJ/m /yr) 5

• 2nd Quartile: 22.48 – 28.05 ekWh/ft2/yr 0 2 (0.87 – 1.08 GJ/m /yr) 1 3 5 7 9 11 13 15 17 19 21 23 25 27 29 31 33 35 37 39 41 43 45 47 49 51 53 55 57 59 61 63 65 67 69 71 73 75 ekWh/ft²/yr • 3rd Quartile: 28.29 – 36.73 ekWh/ft2/yr (1.09 – 1.41 GJ/m2/yr)

• 4th Quartile: 36.76 – 85.3 ekWh/ft2/yr (1.42 – 3.3 GJ/m2/yr) High performing office buildings in the 2012 BOMA BESt sample consume between 7.43 and 22.26 ekWh/ft2/yr

8 NRCan.Commercial and Institutional Consumption of Energy Survey, Summary Report. 2005. Retrieved from http://oee.nrcan.gc.ca/publications/statistics/cices06/chapter1.cfm?attr=0 9 BOMA BESt considers consistency to be critical for effective benchmarking. Since the first 2009 BBEER, BOMA Canada has been using NRCan’s Commercial and Institutional Consumption of Energy Survey (CICES, 2005) database for its national benchmark comparisons. Since that time, other comparative databases and benchmarks have emerged on the market with revised methodologies, including various aspects of data normalisation (e.g. REALpac Energy Benchmarking Survey or NRCan’s Survey of Commercial and Institutional Energy Use, 2009). In order to reduce confusion regarding the BOMA BESt benchmarking methodology, BOMA BESt will continue to benchmark its properties based on NRCan’s CICES (2005). This methodology will be reconsidered once NRCan’s Portfolio Manager has been released in Canada.

22 BOMA BESt Energy and Environment Report 2013 The BOMA BESt certification Levels provide a meaningful representation When observed at a more granular level, however (Figure 26), it is of annual energy use intensity. possible to see that EUIs vary significantly across each region.

There is a clear correlation between energy consumption and BOMA BESt Fuel and electricity intensities show the expected regional variations. Certification Level.

FIGURE 24: AVERAGE EUI OF CERTIFIED FIGURE 26: AVERAGE EUI OF CERTIFIED OFFICE BUILDINGS, BY LEVEL AND SECTOR OFFICE BUILDINGS, BY REGION AND SECTOR Average: 30.76 Average: 30.76 19.5 Northwest 36.2 Private Sector 36.4 Territories 35.8 36.8 19.9 Atlantic 19.0 19.9 Public Sector 28.3 29.8 33.7 Quebec 34.6

0.0 5.0 10.0 15.0 20.0 25.0 30.0 35.0 40.0 32.5 ekWh/ft²/yr Ontario 31.8 Level 4 Level 3 Level 2 NO DATA Manitoba 32.4

Office buildings across each climate zone (Figure 25) have annual EUIs 44.7 below the national average of 36.65 ekWh/ft2/yr (or 1.42 GJ/m2/yr). Saskatchewan 28.5

FIGURE 25: AVERAGE EUI OF CERTIFIED 34.6 OFFICE BUILDINGS, BY CLIMATE ZONE Alberta 34.1 Average: 65.7

Climate Zone D 60.0 British 29.2 Columbia Climate Zone C 65.5 32.3

65.3 Climate Zone B 0.0 5.0 10.0 15.0 20.0 25.0 30.0 35.0 40.0 45.0 50.0 Climate Zone A 66.4 ekWh/ft²/yr

Public Sector Private Sector 56.0 58.0 60.0 62.0 64.0 66.0 68.0 Score (%)

BOMA BESt Energy and Environment Report 2013 23 L.F Kristjanson Biotechnology Complex, Saskatoon, BOMA BESt Level 2 (Certified 2012)

NATURAL GAS FIGURE 28: AVERAGE NATURAL GAS USE OF CERTIFIED As Figure 27 demonstrates, the highest level of fuel use is found in OFFICE BUILDINGS, BY REGION AND SECTOR climate zone C, which is due to the number of heating degree days (HDD). Average: 940.41 Ranges for HDD per zone are as follows: Northwest NO DATA Territories NO DATA • Zone A: ≤ 3500 Heating Degree Days (HDDs) 1,285.8 • Zone B: > 3500 to ≤ 5500 Heating Degree Days (HDDs) Atlantic 615.8 • Zone C: > 5500 to ≤ 8000 Heating Degree Days (HDDs) 1,050.2 • Zone D: > 8000 Heating Degree Days (HDDs) Quebec 1,292.4 As expected, data from buildings in climate zones A, B and C 10 795.6 demonstrate that as climate zones increase so does fuel consumption . Ontario 1,063.5

FIGURE 27: AVERAGE NATURAL GAS USE OF 1,358.8 CERTIFIED OFFICE BUILDINGS, BY CLIMATE ZONE Manitoba NO DATA Average: 940.41

Climate Zone D NO DATA 1,557.8 Saskatchewan 650.7 Climate Zone C 2,542.5

Climate Zone B 1,141.1 1,665.6 Alberta 398.3 Climate Zone A 751.5

67.2 British 0.0 500.0 1,000.0 1,500.0 2,000.0 2,500.0 3,000.0 Columbia 423.6 m³/1,000 ft²/yr

0.0 200.0 400.0 600.0 800.0 1,000.0 1,200.0 1,400.0 1,600.0 1,800.0 m³/1000 ft²/yr

Private Sector Public Sector

10 no data for fuel consumption was available for buildings in climate zone D or the Northwest Territories region. In the NWT, there are 3 main energy sources used to generate electricity: natural gas, diesel fuel and hydro resources. Heating oil is the most common because of its reliability and, until recently, its price.

24 BOMA BESt Energy and Environment Report 2013 ELECTRICITY However, electricity in British Columbia, Figures 29 and 30 show – to some extent – Manitoba and Quebec is predominantly the expected regional variations. Buildings generated through hydroelectricity which is in climate zone A are expected to use the less expensive than other forms of electricity most electricity since they experience the production. Many of the buildings in climate highest amount of cooling degree days (CDD) zone B are located in Quebec, a region with while buildings in climate zone D should the second highest energy use intensity in the consume the least since they have the sample. Unfortunately, low energy prices do lowest amount of CDDs. not encourage conservation. Many buildings in climate zone C are also found in Quebec, as well as across central Canada.

FIGURE 29: AVERAGE ELECTRICITY USE OF CERTIFIED FIGURE 30: AVERAGE ELECTRICITY USE OF OFFICE BUILDINGS, BY REGION AND SECTOR CERTIFIED OFFICE BUILDINGS, BY CLIMATE ZONE Average: 18.44 Average: 18.44 Climate Zone D 14.9 Northwest 16.89 Territories 11.03 Climate Zone C 18.3

14.97 Climate Zone B 22.7 Atlantic 10.0 Climate Zone A 19.4

26.72 Quebec 0.0 5.0 10.0 15.0 20.0 25.0 21.0 kWh/ft²/yr

22.98 Ontario 18.4

18.38 Manitoba NO DATA

13.25 Saskatchewan 27.1

17.86 Alberta 16.7

British 19.68 Columbia 21.6

0.0 5.0 10.0 15.0 20.0 25.0 30.0 kWh/ft²/yr

Private Sector Public Sector

BOMA BESt Energy and Environment Report 2013 25 The following correlations are revealed Buildings built prior to 1960 have the lowest A relationship between building size and energy between energy use intensity and building levels of energy consumption; although use intensity is visible in Figure 32. Lower age in Figure 31: their building envelopes and mechanical (better) energy intensities are consistently systems may be underperforming, their lower found in buildings under 100,000 ft2. Since • Overall, newer buildings have better energy associated plug loads, as compared to new small and mid-sized buildings have less performances than older buildings; improved buildings, may contribute to this result. complex mechanical systems, they may benefit design principles could be one potential significantly from simple energy efficiency explanation for this; Results may also be indicative of a widespread upgrades, such as a lighting retrofit. desire (public sector in 2011, private sector • The private sector, however, is showing in 2012) to address the performance of older On the other hand, medium-to-large buildings, slightly better energy performance in its buildings by engaging in re-commissioning and with more complex systems, require a wider older buildings; major retrofits. This is a good trend for the range of integrated, and sometimes capital- • The opposite trend is true for buildings from Canadian building stock as older buildings are intensive, solutions to achieve the same levels the public sector where newer buildings being brought up to the performance levels of of reduction. Very large buildings that have show lower energy use intensity levels; their more modern counterparts. successfully targeted energy conservation objectives do so through a combination of • For buildings certified in 2011, both trends sophisticated energy efficiency retrofits, were reversed – with private sector “new” integrated management systems, and buildings and public sector “old” buildings investments in highly trained and qualified having the best performance11. operational staff.

FIGURE 31: AVERAGE EUI OF CERTIFIED FIGURE 32: AVERAGE EUI OF CERTIFIED OFFICE BUILDINGS, BY AGE AND SECTOR OFFICE BUILDINGS, BY SIZE AND SECTOR

30.19 35.63 Post – 1990 32.23 Over 500,000 30.34 28.16 40.93

30.69 31.83 1960 – 1989 31.83 250,000 – 500,000 33.76 29.56 29.90

31.24 30.32 Pre 1960 31.48 Building Size (ft²) Building Size 100,000 – 250,000 32.67 30.99 27.97

26.0 27.0 28.0 29.0 30.0 31.0 32.0 33.0 30.41 ekWh/ft²/yr Under 100,000 31.64

Overall Private Sector Public Sector 29.18

0.0 5.0 10.0 15.0 20.0 25.0 30.0 35.0 40.0 45.0 ekWh/ft²/yr

Overall Private Sector Public Sector Buildings of all ages benefit from engaging in re-commissioning and major retrofits.

11 BOMA Canada. BOMA BESt Energy and Environmental Report (p.60). 2011. Retrieved from http://www.bomabest.com/wp-content/uploads/BBEER-2011-FINAL.pdf

26 BOMA BESt Energy and Environment Report 2013 FIGURE 33: EEF SCORE AND EUI FIGURE 34: EEF SCORE AND EUI OF CERTIFIED OF CERTIFIED OFFICE BUILDINGS OFFICE BUILDINGS (before 1960)

100 100

80 80

60 60 ekWh/ft²/yr ekWh/ft²/yr 40 40

20 20

0 0 0 20 40 60 80 100 0 20 40 60 80 100 Energy Efficient Features Score (%) Energy Efficient Features Score (%)

FIGURE 35: EEF SCORE AND EUI OF CERTIFIED FIGURE 36: EEF SCORE AND EUI OF CERTIFIED OFFICE BUILDINGS (1960 and 1989) OFFICE BUILDINGS (1990 to present)

100 100

80 80

60 60

ekWh/ft²/yr 40 ekWh/ft²/yr 40

20 20

0 0 0 20 40 60 80 100 0 20 40 60 80 100 Energy Efficient Features Score (%) Energy Efficient Features Score (%)

b. Energy Efficiency Features this is a double-edged sword; energy efficient buildings Although it might be expected that there equipment that is not being properly operated Very large that have successfully targeted would be a positive correlation between the or commissioned can be a primary source energy conservation objectives presence of energy efficiency features (EEF) of energy inefficiency. do so through a combination and energy performance, this sample reveals When separating the buildings into groups of sophisticated energy that this is not necessarily the case (Figure 33). based on age and size, there is a visible efficiency retrofits, integrated Indeed, such a finding supports an EPA study relationship between energy use intensity management systems, and which challenged the “misconception that and building characteristics. investments in highly trained building efficiency can be defined by the and qualified operational staff. In Figures 34, 35 and 36, it is clear that presence of efficient equipment”12. While implementing efficient energy features makes energy-efficient equipment can significantly a difference in newer buildings but less so in contribute to improved building performance, buildings constructed before 1960.

12 von Neida, B. & Hicks, T. (U.S. Environmental Protection Agency). Building Performance Defined: the EnergyStar National Energy Performance Rating System (p.11). Retrieved from http://www.energystar.gov/ia/business/tools_resources/aesp.pdf

BOMA BESt Energy and Environment Report 2013 27 Mid-size buildings (100,000 – 500,000 ft2) are better correlated to lower EUI and Energy Efficient Features score than smaller or larger buildings (Figures 37, 38, 39 and 40).

FIGURE 37: EEF SCORE AND EUI OF CERTIFIED FIGURE 38: EEF SCORE AND EUI OF CERTIFIED OFFICE BUILDINGS (under 100,000 ft²) OFFICE BUILDINGS (100,000 ft² – 250,000 ft²)

100 100

80 80

60 60 ekWh/ft²/yr 40 ekWh/ft²/yr 40

20 20

0 0 0 20 40 60 80 100 0 20 40 60 80 100 Energy Efficient Features Score (%) Energy Efficient Features Score (%)

FIGURE 39: EEF SCORE AND EUI OF CERTIFIED FIGURE 40: EEF SCORE AND EUI OF CERTIFIED OFFICE BUILDINGS (250,000 ft² – 500,000 ft²) OFFICE BUILDINGS (above 500,000 ft²)

100 100

80 80

60 60

ekWh/ft²/yr 40 ekWh/ft²/yr 40

20 20

0 0 0 20 40 60 80 100 0 20 40 60 80 100 Energy Efficient Features Score (%) Energy Efficient Features Score (%)

Several energy efficiency features are being implemented by the While energy-efficient majority of buildings in the sample (Table 1). These include lighting equipment can significantly contribute to retrofits, temperature setback control, shading, and insulation. improved building performance, this is a double-edged sword; energy efficient As expected, buildings with a higher certification level typically have equipment that is not being properly the most energy efficiency features. In the majority of cases, newer operated or commissioned can be a primary buildings also have more energy efficiency features installed source of energy inefficiency. throughout the building.

28 BOMA BESt Energy and Environment Report 2013 Table 1: EEF of Certified Office Buildings, by Level and Building Age

ENERGY EFFICIENCY FEATURES BOMA BESt LEVEL BUILDING AGE

Level 2 Level 3 Level 4 Before 1960 1960 – 1989 1990 to present Compact fluorescent lamps 94% 95% 100% 96% 93% 96% T8 or T5 lamps 88% 97% 100% 76% 93% 100% LED exit signs 79% 94% 100% 78% 86% 92% Automated lighting controls 71% 94% 100% 75% 79% 92% High efficiency boilers (over 50% efficiency) 35% 52% 100% 58% 41% 42% Economizers on boilers 92% 97% 100% 93% 95% 94% Vent dampers 38% 60% 100% 35% 51% 53% Temperature setback controls 94% 99% 100% 95% 96% 99% Full Building Automation System (BAS) 69% 83% 100% 58% 76% 91% High efficiency hot water heaters 46% 64% 94% 62% 54% 61% Hot water saving fixtures 75% 88% 100% 78% 82% 83% Water temperature between 50 – 55˚C 87% 92% 100% 87% 88% 93% High efficiency chillers (over 50% efficiency) 39% 40% 64% 37% 38% 37% Variable speed drives 69% 77% 94% 72% 71% 84% Heat recovery 31% 46% 67% 57% 34% 43% Green electricity purchasing 19% 12% 17% 7% 19% 16% Energy efficient windows 71% 92% 100% 73% 77% 95% Shading or reflective film to reduce cooling 93% 98% 100% 87% 97% 99% Air seal – top of building 74% 89% 100% 75% 78% 96% Air seal – bottom of building 74% 89% 100% 75% 77% 96% Air seal – vertical shafts 69% 85% 100% 71% 72% 95% Wall insulation, as per building condition report 89% 91% 100% 85% 91% 97% Roof insulation, as per building condition report 90% 92% 100% 83% 92% 97%

BOMA BESt Energy and Environment Report 2013 29 Leader in New Energy Technology:

Royal Bank Building, Edmonton

Achieved BOMA BESt Level 2 Energy Score: 69

In October 2011, Royal Bank Building, owned by Melcor Developments Ltd., became the first commercial property in downtown Edmonton to provide building electricity and heat utilizing Combined Heat and Power (CHP), or Cogeneration technology.

CHP technology converts natural gas into both electricity and heat in a single process at the point of use. The natural gas fired reciprocating prime mover acts as the primary boiler for the building with supplemental heat from the central boiler plant. Waste heat is recovered from the generator and the prime mover’s water jacket and returned to the heating water, reducing the hours of operation for the central boilers. At the same time the building is absorbing waste heat, it is also generating electricity, which reduces the demand placed on the grid.

Cogeneration is highly energy efficient (80%)13 and as well as providing a building with heat and power, it can deliver a number of environmental benefits. One of these benefits is reducing the fresh water consumed at a water cooled coal fired power generation station. This process can take about 95 Litres of fresh water to produce a kilowatt of electricity. CHP at the Royal Bank Building produces approximately 145 kWh. Since October 2011, when the unit was commissioned, it has produced at total of 1,662,000 kWh. This means that approximately 155,000,000 Litres of fresh water have not been withdrawn from the environment. In addition, by using natural gas as fuel, this process reduces the amount of carbon dioxide and sulfur being released into the atmosphere13.

Producing electricity and recovering waste heat from natural gas powered Royal Bank Building, Edmonton, Combined Heat and Power BOMA BESt Level 2 (Certified 2012) technology saves money while reducing overall environmental impacts.

Combined Heat and Power plant at Royal Bank Building, Edmonton

13 Melcor Developments Ltd & Power Ecosystems 2008. Retrieved from http://www.bomabest.com/wp-content/uploads/BBEER-2013-Royal-Bank-Benefits-of-Cogen.pdf

30 BOMA BESt Energy and Environment Report 2013 c. Energy Management However, as with the energy efficiency Energy Management BESt practices include features, when looking at management and having an energy policy in place, regular energy performance on a more granular scale, energy audits, energy monitoring, staff trends become visible – particularly when training, as well as on-going preventive buildings are grouped by size. Regardless maintenance. When looking at overall of age, there are always some buildings with scores Energy Management scores are not very high levels of energy consumption despite significantly correlated with good energy a very good Energy Management score performance (Figure 41). (Figure 42). There is a relationship between Energy Management scores and EUI for buildings built between 1960 and 1989.

FIGURE 41: ENERGY MANAGEMENT SCORE FIGURE 42: ENERGY MANAGEMENT SCORE AND EUI AND EUI OF CERTIFIED OFFICE BUILDINGS OF CERTIFIED OFFICE BUILDINGS (before 1960)

100 100

80 80

60 60

40 ekWh/ft²/yr 40 ekWh/ft²/yr

20 20

0 0 40 50 60 70 80 90 100 40 50 60 70 80 90 100 Energy Management Score (%) Energy Management Score (%)

FIGURE 43: ENERGY MANAGEMENT SCORE AND EUI FIGURE 44: ENERGY MANAGEMENT SCORE AND EUI OF CERTIFIED OFFICE BUILDINGS (1960 and 1989) OF CERTIFIED OFFICE BUILDINGS (1990 to present)

100 100

80 80

60 60

ekWh/ft²/yr 40 ekWh/ft²/yr 40

20 20

0 0 40 50 60 70 80 90 100 40 50 60 70 80 90 100 Energy Management Score (%) Energy Management Score (%)

BOMA BESt Energy and Environment Report 2013 31 When examining the relationship between the EUI and Energy Taken as a whole, this suggests that no single variable can be taken in Management Scores by size there is a correlation between better isolation to account for good energy performance. Rather both sound energy performance and higher management scores, particularly for management practices and regular maintenance and commissioning mid-size buildings (100,000-500,000 ft2) (Figures 46, 47, 48 and 49). of energy efficient features are needed.

FIGURE 45: ENERGY MANAGEMENT SCORE AND EUI FIGURE 46: ENERGY MANAGEMENT SCORE AND EUI OF OF CERTIFIED OFFICE BUILDINGS (under 100,000 ft²) CERTIFIED OFFICE BUILDINGS (100,000 ft² – 250,000 ft²)

100 100

80 80

60 60 ekWh/ft²/yr

40 ekWh/ft²/yr 40

20 20

0 0 40 50 60 70 80 90 100 40 50 60 70 80 90 100 Energy Management Score (%) Energy Management Score (%)

FIGURE 47: ENERGY MANAGEMENT SCORE AND EUI OF FIGURE 48: ENERGY MANAGEMENT SCORE AND EUI CERTIFIED OFFICE BUILDINGS (250,000 ft² – 500,000 ft²) OF CERTIFIED OFFICE BUILDINGS (above 500,000 ft²)

100 100

80 80

60 60 ekWh/ft²/yr ekWh/ft²/yr 40 40

20 20

0 0 40 50 60 70 80 90 100 40 50 60 70 80 90 100 Energy Management Score (%) Energy Management Score (%)

No single variable The greatest can be taken in isolation to account for contributors to a high score are: good energy performance. Rather both demand response management sound management practices and regular measures, and evidence of maintenance and commissioning of energy training. energy efficient features are needed.

32 BOMA BESt Energy and Environment Report 2013 SPECIAL FEATURE

Existing Building Commissioning at Commerce Court

significantly improving tenant comfort, as well as building and utility performance while ensuring occupant safety. In fact, based on its consistent success, New York City recently mandated14 that all existing commercial buildings over 50,000 ft2 be commissioned every 10 years.

Energy@Work was engaged to assemble an EB Cx team—which included engineers specializing in commissioning, representatives from the management and operations teams, relevant contractors, and utility representatives—and to guide the project through the four phases of the EB Cx process.

Phase 1 – Planning: This phase is the least intensive, but is Commerce Court is a timeless, 3 million square foot commercial office and retail complex essential to the success of the rest of the located in the heart of Toronto’s Financial District. project. In this phase, the objectives, scope, and EB Cx team roles and responsibilities are defined, necessary background information As part of Commerce Court’s on-going These tools included a utility tracking system, is gathered, and the plan for the rest of the commitment to sustainability, the GWL Realty real-time monitoring on each major utility project is specified. Advisors Property Management team, on behalf meter, and a calibrated building energy of the owners, bcIMC Realty Corporation, simulation model. Phase 2 – Investigation: implemented an Energy Master Plan (EMP) in This is the most intensive phase. In this phase, In-depth knowledge was also gathered though 2007 to structure utility management activities. monitoring plans are put into place (over 5 ASHRAE level 2 audits, the simulation model The EMP was based on Energy@Work Inc.’s 250 control points were tracked on 15-minute calibration process, and monthly discussions award-winning framework. intervals producing hundreds of thousands with the technical team. of individual points of data), pre-functional Over the next four years, the Property checklists on building systems were completed, By the end of 2011, the pieces were in place Management team assembled the tools and and functional tests were performed. The to implement one of the largest Existing knowledge to aggressively pursue tenant object of this phase is to achieve a holistic Building Commissioning (EB Cx) projects ever comfort improvements, better building knowledge of building systems and operations, undertaken in Canada. performance and utility conservation, to keep and generate a “Master List of Findings” from the complex ahead of the curve in the face of EB Cx is a systematic approach aimed at which measures can be derived. At Commerce newer office towers being built in Toronto’s optimizing building operation, and is a Court, over 100 findings were identified Financial District. proven means—when done properly—of during this phase.

14 plaNYC: Greening Buildings & Energy Efficiency. About Local Law 87. 2013. Retrieved from http://www.nyc.gov/html/gbee/html/plan/ll87_about.shtml

BOMA BESt Energy and Environment Report 2013 33 ELECTRICITY DEMAND HOURLY PROFILE COMPARISON – TWO WEEK DAYS (kW)

10,000 Peak demand (kW) reduced 9,000 8,000 Early equipment 7,000 start-up eliminated 6,000 kW 5,000 4,000 Real Time Data: 10:00 AM (Five minute intervals to match 3,000 Hourly Ontario Energy Price – or HOEP) 2,000 1,000 Base load (kW) reduced 0 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Hour

19-Jan-12 14-Jun-13

Commerce Court’s typical daily electricity demand in 2013 (blue line) compared to a typical weekday in early 2012 (red line). Notice that the baseload in early morning is reduced, equipment start-ups delayed, and peak demand reduced. Real-time data comes directly from the main Toronto Hydro electric meter at five-minute intervals.

Phase 3 – Implementation: Results: In the implementation phase, measures Since the EMP was implemented in 2007, identified and selected through the Commerce Court has avoided over $5 million investigation are implemented. From the in utility costs through conservation and identified findings at Commerce Court, the there were an additional $1 million in utility EB Cx team decided to pursue 64 measures incentives that helped to reduce project for implementation, including: costs. The EB Cx project is credited with an overall one-year energy savings in 2012 • Multiple control sequence changes; of 7% resulting in a simple payback period • Sensor calibration and/or replacement; of less than 1 year. Further savings are • Pumping system optimization; expected in 2013 as more EB Cx measures and implemented. • Optimizing outdoor air control and building pressurization. Conclusion: Commerce Court’s results have been Phase 4 – Transfer and Persistence: outstanding, especially considering the The final phase ensures that obtained savings property’s size and complexity, but they aren’t can be maintained and that operations surprising. Existing Building Commissioning are equipped with the right tools moving produced results at Commerce Court because forward. In this case, these tools included it was done correctly—enthusiastically sensor calibration forms and procedures, data supported at all levels, properly funded, labeling, Real Time Monitoring (RTM), a new and structured based on expert experience. operator manual, the building model, and Commerce Court’s success is replicable at a BAS monitoring plan for critical sensors. almost any property willing to put in a similar level of commitment.

34 BOMA BESt Energy and Environment Report 2013 Buildings across all BOMA BESt Levels as well as across building age Despite growing evidence that sub-metering is extremely helpful for score well for energy management practices (Table 2). The greatest identifying energy saving opportunities as well as facilitating ongoing contributors to a high score are: demand response management commissioning practices, this technology is still not commonly found measures, and evidence of energy training. in buildings. Sub-meters are especially critical for building managers seeking to understand the energy performance of individual buildings within an office complex.

Table 2: Energy Management Measures of Certified Office Buildings, by Level and Building Age

ENERGY MANAGEMENT BOMA BESt LEVEL BUILDING AGE

Level 2 Level 3 Level 4 Before 1960 1960 – 1989 1990 to present Energy policy 98% 99% 100% 98% 98% 99% Energy audit 100% 100% 100% 100% 100% 100% Energy monitoring 99% 100% 100% 100% 99% 100% Flattening load profile 79% 94% 94% 78% 87% 88% Energy training and updates 83% 93% 100% 80% 91% 86% Energy improvement budget 99% 100% 100% 99% 100% 100% Tenant sub-metering 43% 61% 75% 57% 46% 64% User-friendly operating manual for all services 94% 97% 100% 93% 97% 93% Preventative maintenance schedule 100% 100% 100% 100% 100% 100%

Leader in Ongoing Commissioning:

Le Windsor, Montréal

Achieved BOMA BESt Level 4 to reducing energy consumption and

Energy Score: 82 CO2 emissions. While improvements in performance can typically be achieved through Energy is a priority for Le Windsor. Building the implementation of no-to-low cost projects, management is working closely with occupants occasionally larger investments are required and the operational and maintenance team for achieving targets. When this occurs, to successfully implement an energy and a team composed of building management environment performance contract. and operations staff will meet to thoroughly Le Windsor is operated in an integrated review all options. way; building systems and procedures are Altogether, these practices enable the reviewed and optimized every day, ensuring building to reduce its energy consumption Le Windsor, Montreal, BOMA BESt Level 4 occupant well-being. Ongoing commissioning by at least 2% each year. (Certified 2012) is performed by an energy analyst committed

BOMA BESt Energy and Environment Report 2013 35 d. Transportation This section is heavily correlated with BOMA BESt certification Level, with Level 2 buildings achieving few Transportation points and Level 4 buildings performing consistently well. Good access to (frequent) public transportation services is a common thread across BOMA BESt certification Levels (Table 3). This highlights the quality of Canada’s public transit infrastructure.

As noted above, there is still much room for improvement within this section, especially regarding the implementation of low-cost features that greatly assist in reducing dependence on single-occupant vehicles. These include installing shelter over bicycle racks, and creating a communication plan with building occupants regarding car-pooling.

Dr. Burton Craig Building, Saskatoon, BOMA BESt Level 3 (Certified 2012)

Table 3: Transportation Features of Certified Office Buildings, by Level and Building Age

TRANSPORTATION BOMA BESt LEVEL BUILDING AGE

Level 2 Level 3 Level 4 Before 1960 1960 – 1989 1990 to present Access to public transit 93% 94% 100% 98% 94% 89% Frequent public transportation service 86% 83% 94% 87% 84% 84% Sheltered bike racks 51% 69% 89% 44% 63% 64% Changing facilities for cyclists 51% 76% 100% 60% 61% 72% Communications with building occupants 49% 73% 100% 69% 56% 71% to facilitate carpooling

36 BOMA BESt Energy and Environment Report 2013 CARBON DIOXIDE EMISSIONS FIGURE 50: CO2 EMISSIONS OF CERTIFIED OFFICE BUILDINGS, BY CLIMATE ZONE The total CO2 emitted by all 2012 BOMA BESt Level 2 to 4 certified office buildings, representing 81.4 million square feet of office space, Average: 10.00 is 597,025 MT. If these buildings were performing at the national Climate Zone D 9.4257 average, they would be emitting 757,265 MT15. The difference is Climate Zone C 20.4985 160,240 MT of CO2 not emitted by BOMA BESt buildings – which represents the equivalent of removing 33,383 cars from the road for Climate Zone B 7.7613 one year, or the capacity of 82,090 square city blocks of pine forest 16 Climate Zone A 2.8849 to store CO2 for one year . CO emissions show regional variations consistent with the different 2 0.0 5.0 10.0 15.0 20.0 25.0 sources of electricity generated across the provinces17,18. As shown kg CO e/ft²/yr in Figure 49, carbon emissions are highest in the Saskatchewan and 2 Alberta regions and lowest in Quebec and British Columbia.

FIGURE 49: CO2 EMISSIONS OF CERTIFIED FIGURE 51: CO2 EMISSIONS OF CERTIFIED OFFICE BUILDINGS, BY REGION AND SECTOR OFFICE BUILDINGS, BY AGE AND SECTOR Average: 10.0 Average: 10.0

9.2 9.99 Northwest Post – 1990 Territories 9.9 8.38

11.2 10.46 Atlantic 1960 – 1989 11.5 12.09

1.9 8.22 Quebec Pre 1960 2.1 5.79

8.6 0.0 2.0 4.0 6.0 8.0 10.0 12.0 14.0 Ontario 7.0 kg CO2e/ft²/yr

2.9 Private Sector Public Sector Manitoba NO DATA

18.9 Saskatchewan 25.9

19.4 Alberta 22.5 BOMA BESt buildings have 3.2 British avoided emitting 160,240 MT of CO2 – the Columbia 1.6 equivalent of planting 82,090 square city blocks 16 with pine trees to store CO2 for one year . 0.0 5.0 10.0 15.0 20.0 25.0 30.0

kg CO2 e/ft²/yr

Private Sector Public Sector

15 nr Can. Comprehensive Energy Use Database Table: Offices Secondary Energy Use and GHG Emissions by Energy Source (1990 to 2010). Retrieved from http://oee.nrcan.gc.ca/corporate/statistics/neud/dpa/tablestrends2/com_ca_19_e_4.cfm?attr=0 16 to perform your own calculation of greenhouse gas emissions and how these relate to a variety of metrics, visit the U.S. EPA Greenhouse Gas Equivalency Calculator retrieved from http://www.epa.gov/cleanenergy/energy-resources/calculator.html 17 Environment Canada. National Inventory Report 1990-2011: Greenhouse Gas Sources and Sinks in Canada – Executive Summary. Retrieved from http://www.ec.gc.ca/Publications/default.asp?lang=En&xml=A07ADAA2-E349-481A-860F-9E2064F34822 18 Environment Canada. Total Generation by Fuel (2009). Retrieved from http://www.ec.gc.ca/energie-energy/C00AD28F-5C87-4C64-97BF-98CBCC8EEFF6/TotalGenerationByFuel.jpg

BOMA BESt Energy and Environment Report 2013 37 This section reports on water consumption, Annual water consumption is given for each the water-conserving features of buildings building in cubic metres per square metre (m3/m2). as well as water management practices. A It is based on water consumption over a successful water management program begins 12 month period and is verified through a review with an understanding of how the facility and of water bills. The Water section rewards low its occupants use and dispose of water. This water use. Similar to energy use intensity, the makes it possible to plan effective measures average water consumption of certified office to achieve consumption reductions. buildings has been improving over the years, indicating that the water consumption reduction programs and technologies available in the marketplace are having an impact (Figure 54).

FIGURE 52: AVERAGE WATER SCORE OF CERTIFIED FIGURE 53: AVERAGE WATER SCORE OF OFFICE BUILDINGS, BY REGION AND SECTOR CERTIFIED OFFICE BUILDINGS, BY CLIMATE ZONE

Average: 73.4 Average: 73.4

Northwest 88 Climate Zone D 89.7 Territories 93 Climate Zone C 74.1

73.7 Climate Zone B 72.7 Atlantic 78.4 Climate Zone A 71.8

65.1 Quebec 0.0 10.0 20.0 30.0 40.0 50.0 60.0 70.0 80.0 90.0 100.0 73.7 Water Score

72.1 Ontario 73.6 FIGURE 54: AVERAGE WATER USE OF CERTIFIED OFFICE BUILDINGS, BY YEAR 75.6 Manitoba NO DATA 2012 0.65

78.7 2011 0.97 Saskatchewan 78.6 2010 0.98

76.6 2009 1.01 Alberta 73.0 2008 1.13

68.9 British 0.0 0.2 0.4 0.6 0.8 1.0 1.2 1.4 Columbia 74.1

0.0 10.0 20.0 30.0 40.0 50.0 60.0 70.0 80.0 90.0 100.0 Score (%) Water consumption in certified Private Sector Public Sector office buildings has been steadily declining over the years.

38 BOMA BESt Energy and Environment Report 2013 FIGURE 55: WATER USE DISTRIBUTION Water consumption varies widely as shown in OF CERTIFIED OFFICE BUILDINGS Figure 55, from 0.1 m3/m2 to over 2.2 m3/m2.

45 Median: 0.56 40 Average: 0.68 35

30

25

20

15 Number of Buildings 10

5

0

0.1 0.2 0.3 0.4 0.5 0.6 0.7 0.8 0.9 1.0 1.1 1.2 1.3 1.4 1.5 1.6 1.7 1.8 1.9 2.0 2.1 2.2 2.3 2.4 2.5 2.6 2.7 2.8 2.9 m³/m²/yr

FIGURE 56: AVERAGE WATER USE OF CERTIFIED OFFICE BUILDINGS, BY REGION AND SECTOR The overall average water consumption intensity for BOMA BESt certified office Average: 0.68 buildings is 0.6 m3/m2, which is significantly 0.3 Northwest better than the national average Territories 0.3 (2.03 m3/m2) for water consumption in commercial buildings19. 0.6 Atlantic 0.5

0.8 Quebec 0.7

0.9 Ontario 0.6

0.5 Manitoba NO DATA

0.7 Saskatchewan 0.9

0.7 Alberta 0.5

British 0.8 Columbia 0.6

0.0 0.1 0.2 0.3 0.4 0.5 0.6 0.7 0.8 0.9 m³/m²/yr

Private Sector Public Sector

19 SDTC. Commercial Buildings – Eco Efficiency SD Business Case. 2007. Retrieved from http://www.sdtc.ca/uploads/documents/en/EcoEfficiency-Buildings.pdf

BOMA BESt Energy and Environment Report 2013 39 There is little correlation between building size FIGURE 57: AVERAGE WATER USE OF CERTIFIED and water consumption, as shown in Figure 58. OFFICE BUILDINGS, BY REGION AND SECTOR Since large buildings typically play host to Average: 0.68 a wide range of high-impact water features Climate Zone D 0.3 such as cooling towers and more extensive food services, there are great opportunities Climate Zone C 0.6 for water savings through targeted demand Climate Zone B 0.7 reduction management practices. Climate Zone A 0.7 Regardless of the building age, the majority of BOMA BESt buildings have clear water 0.0 0.1 0.2 0.3 0.4 0.5 0.6 0.7 0.8 conservation management plans, targets and m³/m²/yr practices in place (Table 4). In regards to water conserving fixtures, these are more frequently found in newer buildings than older buildings. FIGURE 58: WATER USE OF CERTIFIED OFFICE BUILDINGS, BY SIZE AND SECTOR This finding is not surprising when considering the higher costs associated with performing Average: 0.68 retrofits in older buildings. Nevertheless, 0.75 Over 500,000 it is important to note that not all newly 0.74 constructed buildings have taken advantage of the low-flow technologies available on the 1.04 250,000 – 500,000 market at the time of construction. There is 0.53 therefore still room for improvement in regards to the installation of water conserving features 0.71 100,000 – 250,000 across buildings of all ages. (ft²) Building Size 0.67

0.69 Under 100,000 0.47

0.00 0.20 0.40 0.60 0.80 1.0 0 1.20 m³/m²/yr

Private Sector Public Sector

FIGURE 59: WATER USE OF CERTIFIED OFFICE BUILDINGS, BY AGE AND SECTOR Average: 0.68

0.66 Post – 1990 Buildings of all ages will benefit 0.54 from increased installation of 0.94 1960 – 1989 water conserving 0.50

features. Constructed Year 0.76 Pre 1960 0.81

0.00 0.10 0.20 0.30 0.40 0.50 0.60 0.70 0.80 0.90 1.0 0 m³/m²/yr

Private Sector Public Sector

40 BOMA BESt Energy and Environment Report 2013 Table 4: Water Conservation Features and Management Practices of Certified Office Buildings, by Level and Building Age

WATER BOMA BESt LEVEL BUILDING AGE

Level 2 Level 3 Level 4 Before 1960 1960 – 1989 1990 to present Water conserving toilets (more than 40% of fixtures) 50% 74% 100% 49% 60% 78% Water conserving urinals 43% 68% 100% 44% 53% 66% Valve controls and/or proximity sensors 42% 74% 89% 40% 58% 63% Water conserving faucets 54% 88% 100% 65% 69% 76% Written water conservation policy 100% 100% 100% 100% 100% 100% Water consumption monitoring 87% 94% 100% 82% 92% 92% Water audit conducted within the last three years 100% 100% 100% 100% 100% 100% Water-reduction targets 81% 92% 100% 87% 86% 84%

Leader in Water Conservation:

25 York Street, Toronto

Achieved BOMA BESt Level 4 from both the roof and plaza, it is routed to Water Score: 96 an underground rainwater collection which subsequently dispenses a filtered water By installing state of the art water supply to various points of use throughout the conservation technologies, as well as facility. The system is automated, controlled implementing a stringent Water Conservation by the main Building Automation System. The Policy, 25 York Street has achieved water collected water is supplied to flushing fixtures reduction targets that are 22% below those up to the 10th floor, as well as to the irrigation of a conventional building. system. Steam condensate is collected and Regular inspections and a detailed water droplets are deposited into the cistern preventative maintenance program allow system to be used as non-potable water. building staff to efficiently identify and Low-flow fixtures include: dual flush toilets address any indication of water waste. (6/4.2 Litres per flush), faucet aerators Examples of state of the art technologies (1.9 Litres per minute) and urinals (1.9 Litres used in the building include the Rainwater per flush). Annual water audits and monitoring 25 York Street, Toronto, BOMA BESt Level 4 Reclaim system. Once rainwater is collected allows for ongoing consumption assessment. (Certified 2012)

BOMA BESt Energy and Environment Report 2013 41 The Waste Reduction • Municipal governments play a large role in developing waste section of the BOMA BESt diversion infrastructure. Buildings located within active metropolitan assessment examines centres will benefit from existing programs. Calgary, Vancouver and whether or not various Toronto have been working towards achieving greater diversion rates recycling programs and facilities have been implemented for tenants within the IC&C sector. along with regular waste audit practices. Nearly half of BOMA BESt buildings in the sample (45%) divert The Site section assesses site contamination and the presence of between 30 and 60% of their waste from landfill. This is a reduction in site-enhancement measures to improve the site’s ecological value. performance from last year, where the majority of BOMA BESt buildings diverted between 60 and 90% of their waste. Each of Canada’s provinces and municipalities has its own waste management related infrastructure in place. This is reflected in the The majority of BOMA BESt certified buildings, regardless of building score differences demonstrated in Figure 61. Context for these age or Level achieved, have good waste management practices in place differences is provided below (although many of the resources available (Table 5) – from various levels of recycling and composting to setting on waste diversion focus specifically on residential rather than waste diversion targets – these activities all help to reduce a building’s commercial trends)20,21: environmental impact while also creating avenues through which to engage building occupants. • Western Canada has a deposit return depot system for beverage containers but minimal curbside recycling for other materials Although the vast majority of buildings have contamination-free building (although this is changing). Ontario has extensive residential curbside sites, there are still many opportunities available for buildings seeking recycling. Consequentially, paper and organic material diversion rates to improve the ecological value of the site such as through site are higher in that region; remediation with native species and removal of water-intensive landscape features. Improving the site’s ecology helps to provide • Ontario is the only province with legislation that mandates the occupants with a healthful and positive environment, while also Industrial, Commercial and Institutional (IC&I) sector to conduct an ensuring the site’s ecological legacy. annual waste audit22. Calgary, through the Greening Calgary program, has been looking to Ontario regulation for guidelines on developing its own legislation regarding waste audits23;

FIGURE 60: WASTE REDUCTION & SITE SCORE FIGURE 61: WASTE DIVERSION RATES OF CERTIFIED OFFICE BUILDINGS, BY REGION OF CERTIFIED OFFICE BUILDINGS

Average: 80.7 7, 49, Northwest 2% 78.3 Territories 14%

Atlantic 80.4 103, 30% 29, Quebec 80.5 9% Unknown Ontario 85.1 Under 30% 30 – 59% Manitoba 67.8 60 – 90% Saskatchewan 77.8 Above 90%

Alberta 77.3 British 78.0 Columbia 151, 45% 0.0 10.0 20.0 30.0 40.0 50.0 60.0 70.0 80.0 90.0 Score (%)

20 Statistics Canada. Waste Management Industry Survey: Business and Government Sectors (2008). Retrieved from http://www.statcan.gc.ca/pub/16f0023x/16f0023x2010001-eng.pdf 21 CM Consulting. Who Pays What: An Analysis of Beverage Container Collection and Costs in Canada. August 2012. Retrieved from http://www.cmconsultinginc.com/wp-content/uploads/2012/09/WPW2012-final-report.pdf 22 3RCertified.Sector Resources. 2013. Retrieved from http://www.3rcertified.ca/sector-resources 23 City of Calgary. Industrial Commercial Institutional Waste Diversion Progress Updated. May 2011. Retrieved from http://www.calgary.ca/UEP/WRS/Documents/WRS-Documents/UEP_ICI_Attachment_3.pdf?noredirect=1

42 BOMA BESt Energy and Environment Report 2013 Table 5: Waste Reduction Performance and Management Practices of Certified Office Buildings, by Level and Building Age

WASTE REDUCTION & SITE BOMA BESt LEVEL BUILDING AGE

Level 2 Level 3 Level 4 Before 1960 1960 – 1989 1990 to present There are facilities for storing recyclable materials 98% 100% 100% 100% 98% 99% There are collection points for recyclables near 96% 100% 100% 98% 97% 100% sources of waste Composting is done on or off site 49% 66% 82% 56% 50% 73% A waste audit has been conducted within the 59% 78% 94% 69% 67% 75% last three years The amount of waste to landfill and diverted waste 74% 89% 94% 78% 81% 84% is being monitored

Over 30% of waste is diverted from landfill 81% 90% 100% 80% 86% 87% There are waste reduction targets 74% 91% 100% 82% 81% 87% There is a construction, renovation and demolition 100% 100% 100% 100% 100% 100% waste management plan The site is confirmed to be free of contamination 91% 98% 100% 93% 96% 92% based on document search or site assessment The ecological value of the site has been enhanced 42% 72% 91% 41% 56% 70%

Leader in Waste Reduction:

Scotia Plaza, Toronto Achieved BOMA BESt Level 3 A rigorous organics recycling program is Waste reduction & Site score: 99 available to both office and retail tenants. Depending on volume, various sizes of organic Recycling is important, but it doesn’t have bins are provided in all tenant kitchen areas. to be difficult. Scotia Plaza provides for the recycling of When Scotia Plaza first started its recycling cooking grease and cooking oils generated by program in January of 1990, the diversion the food services tenants. rate was lacking at 51%. Thanks to building To encourage awareness and a sense of Scotia Plaza, Toronto, BOMA BESt Level 3 management and tenant commitment and ownership amongst tenants, the recycling (Certified 2012) passion, as of March 2013, the diversion rate program requires that each tenant nominate has risen to 84%. one representative per floor to act as a liaison, “We have all worked together to At Scotia Plaza, recycling is made easy with a ensuring participation and compliance with single-stream system. For convenience, a desk- recycling program guidelines. Many tenants have make our program a success side recycling container is provided to each their own green committees, and proactively find and we look forward to finding employee on all 68 floors. Waste management ways to go above and beyond program guide- new and creative opportunities lines. Ensuring the program remains consistently and reduction efforts extend beyond recycling to reduce our carbon footprint.” typical items such as cans bottles, paper and effective also means a combined effort amongst cardboard; electronic and hazardous waste building staff. Housekeeping takes an active – Frank Mazzone, General Manager, items (such as batteries, electric bulbs, paint, role in upholding compliance and the building’s Scotia Plaza Management Office. etc.) can also be safely disposed. Scrap metal recycling manager maintains an open dialogue and wooden skids are recycled accordingly. with tenants to foster a community committed to ensuring a thriving recycling program.

BOMA BESt Energy and Environment Report 2013 43 Leader in Reducing Site Impact:

Head-Smashed-In Buffalo Jump Interpretive Centre, Fort MacLeod

other design features to reduce water run-off and to allow the native vegetation to thrive without any irrigation.

The Head-Smashed-In Buffalo Jump Interpretive Centre has also been recognized for its contributions to Sustainable Tourism at the 2012 Alberta Tourism Awards. Sustainable Tourism at Head-Smashed-In Buffalo Jump is achieved by reducing energy and water consumption, increasing recycling programs and reusing materials. The centre supports the regional economy by strengthening site relationships with First Nation’s communities Head-Smashed-In Buffalo Jump Interpretive Centre, Fort MacLeod, and tourism industry partners and enhances BOMA BESt Level 3 (Certified 2012) the visitor experience by providing opportunities for visitors to more fully appreciate and respect the aboriginal culture. Achieved BOMA BESt Level 3 was designed to blend in to the surrounding Waste reduction & Site score: 86 landscape and is covered in grasses and shrubs that are native to the area. Mechanical Minimizing the building’s impact on the vents are painted to blend in with the native environment was an important priority when grasses which camouflages the building so Head-Smashed-In Buffalo Jump Interpretive effectively that it is hard to see until you enter Centre was constructed in 1987. The facility the plaza area. The site also has swales and

FIGURE 62: EMISSIONS & EFFLUENTS SCORE OF CERTIFIED OFFICE BUILDINGS, BY REGION

Average: 85.3 Northwest Territories 73.0 BOMA BESt assesses the presence of pollutants in buildings such Atlantic 84.4 as emissions from boilers; ozone-depleting substances found in refrigerants; fire-fighting equipment; asbestos; PCBs; radon; pesticides; Quebec 86.8 and hazardous materials such as those found in cleaning products, Ontario 85.6 lubricants, water treatment chemicals, and fuels. The Emissions and Effluents section is broken down into the following sub-categories: Manitoba 82.8 air emissions and ozone depleting substances, water effluents, Saskatchewan 89.6 hazardous materials, and hazardous products and WHMIS. Alberta 82.3 British 88.7 Columbia

0.0 10.0 20.0 30.0 40.0 50.0 60.0 70.0 80.0 90.0 100.0 Score (%)

44 BOMA BESt Energy and Environment Report 2013 Many buildings still have ozone-depleting Almost all buildings use certified contractors substances and high global warming potential to manage their refrigerants. The majority of refrigerants in their equipment although all buildings with ozone-depleting, global warming have reported implementing have a phase- refrigerants do have recovery systems for use out plan for these substances (Table 6). during system servicing, repairs or disposal. Refrigerant management practices are strong Although there is little correlation between in terms of maintaining an inventory of ozone building age and air emissions and refrigerant depleting refrigerants on the premises and management practices newer buildings tend to providing staff training on operations and use less harmful refrigerants. maintenance of ozone-depleting refrigerants.

Table 6: Emissions Performance and Management Practices of Certified Office Buildings, by Level and Building Age

EMISSIONS BOMA BESt LEVEL BUILDING AGE

Level 2 Level 3 Level 4 Before 1960 1960 – 1989 1990 to present Low NOx emitting boilers (>50%) or no boilers 56% 84% 100% 71% 67% 74% Burners are cleaned, controls monitored 98% 100% 100% 95% 100% 99% and flue are analyzed regularly The building uses only low ozone 6% 16% 28% 10% 26% 31% depleting substances The building uses only high ozone 40% 28% 11% 36% 29% 15% depleting substances The building uses both refrigerants with low and 30% 19% 9% 27% 21% 16% high ozone depleting and global warming potential There are refrigerant leak detectors 48% 57% 100% 50% 54% 55% Refrigerant recovery system is used during system 93% 97% 100% 91% 97% 92% servicing, repairs or disposal Inventory is maintained of ozone depleting 100% 100% 100% 100% 100% 100% substances on the premises Reports are kept on-site of maintenance, 100% 100% 100% 100% 100% 100% leak tests and leak loss Staff receive training on operations and 100% 100% 100% 100% 100% 100% maintenance of ozone-depleting refrigerants There is a phase out plan to replace ozone 100% 100% 100% 100% 100% 100% depleting substances Certified contractor is responsible 98% 100% 100% 98% 99% 99% for refrigerant maintenance Halons are present on site 2% 2% 6% 4% 2% 3%

BOMA BESt Energy and Environment Report 2013 45 BOMA BESt certified buildings perform well for the management of effluents, hazardous materials, and health and safety (Table 7). Occupational health and safety is clearly an issue of critical importance for BOMA BESt buildings.

Table 7: Effluents Performance and Management Practices of Certified Office Buildings, by Level and Building Age

EFFLUENTS, HAZARDOUS MATERIALS, OH&S BOMA BESt LEVEL BUILDING AGE

Level 2 Level 3 Level 4 Before 1960 1960 – 1989 1990 to present Drains are protected from chemical spill 84% 89% 100% 85% 85% 92% There is no asbestos in the building or there is an 98% 99% 100% 100% 98% 92% asbestos management program Region has low radon levels or there are radon 70% 93% 92% 86% 85% 72% mitigation measures There are no PCBs in the building or there is a PCB 86% 90% 100% 85% 93% 50% management plan Material safety data sheets (MSDSs) are present 94% 98% 100% 96% 95% 97% and up to date There is appropriate storage of hazardous products 98% 98% 100% 100% 97% 97% There is minimal use of pesticides 94% 98% 100% 94% 95% 99%

46 BOMA BESt Energy and Environment Report 2013 SPECIAL FEATURE

The Importance of Occupational Health and Safety in Buildings “A safe, healthy, well-managed building is good business.”24

Although BOMA BESt is inherently focused on OH&S related issues are important to building assessing the environmental performance of owners, manager, operators, and occupants for buildings, the program also recognizes the role a variety of reasons: Occupational Health & Safety (OH&S) plays in achieving good overall building performance. • Increased tenancy rates: A healthy and safe workplace is perceived as a desirable Standards associated with Occupational, place to work26. Health and Safety are rapidly changing to address increasingly complex workplace • Motivated building occupants: Active, needs. Legislation surrounding workplace and demonstrable commitment to a healthy health and safety practices are becoming far workplace by building management shows more sophisticated and stringent: employers workers that their safety and well-being is are now required to identify, evaluate and important. Availability of staff training and communicate workplace and environmental education serve to prevent injury and illness, conditions that may have negative effects on while also improving job satisfaction. worker health, productivity and environment. • Risk minimization: The legal ramifications The BOMA BESt program echoes legislation associated with OH&S incidents can be with its BESt Practice (a minimum requirement costly and punitive, both to reputation and for achieving certification) on the management revenue. Sound OH&S practices will prevent of hazardous products, requiring that building additional costs associated with employee owners, managers, and operators remain injury and illness. Preventative practices well aware of what products (chemicals, oils, include the availability of medical care, sick biocidies, etc.) are present in the building leave and disability cost benefits27. and how these products must be managed. Additional points can be earned when Comprehensive Health and Safety programs specialized training and education is offered are one of the many tools to be used in an to responsible staff. integrated approach to improve a building’s performance emphasized in BOMA BESt: In its Indoor Air Quality Tool Kit the Alberta from energy management to indoor Government states that “there is a fine balance environment, all such areas of building between energy conservation (e.g. keeping management impact the quality of life and electricity costs low) while maintaining good well-being of its occupants. Continuous indoor air quality and being able to provide improvement of building management will occupants with a healthy, comfortable, and translate to improved building performance. productive workplace.”25 Indeed, OH&S is a cross-disciplinary area concerned with protecting the safety, health, quality of life and welfare of people engaged in the work place – be they tenants or building staff.

24 government of Alberta. Recommended Practices in Health + Safety: A Guide for Building Owners + Managers. August 2008. Retrieved from http://humanservices.alberta.ca/documents/WHS-PUB_bp006.pdf 25 government of Alberta. Indoor Air Quality Took Kit. August 2009. Retrieved from http://humanservices.alberta.ca/documents/WHS-PUB_gh015.pdf 26 government of Alberta. Recommended Practices in Health + Safety: A Guide for Building Owners + Managers. August 2008. Retrieved from http://humanservices.alberta.ca/documents/WHS-PUB_bp006.pdf 27 idem. On page 10 this document states that “lost time claims costs for (the building owner and manager) industry was $1,431,248 in Alberta” in 2009, an” increase of more than 200% from 2007”. Furthermore “4403 days of work were lost to (Alberta) workers in 2008 because of workplace injuries”.

BOMA BESt Energy and Environment Report 2013 47 Maintaining a good indoor FIGURE 63: INDOOR ENVIRONMENT SCORES environment requires a OF CERTIFIED OFFICE BUILDINGS, BY REGION comprehensive approach that Average: 87.8 takes into consideration various Northwest 84.7 aspects of an occupant’s health and comfort such as indoor air quality, Territories lighting and noise levels. Atlantic 89.7

Several features and management practices known to contribute to Quebec 88.7 healthy indoor environments are present in most buildings. As shown in Table 8, these include having cleaning contracts that require the Ontario 86.0 use of environmentally preferable products, a documented means Manitoba 87.6 of addressing tenant indoor air quality (IAQ) concerns, IAQ training for staff, appropriate lighting levels, providing access to natural light Saskatchewan 91.1 in work areas, and acoustic privacy. Alberta 87.8 British Unfortunately, there are several features and management practices 85.7 beneficial to indoor environment that are not being implemented in Columbia many buildings (including Level 4 buildings). These include features 80.0 82.0 84.0 86.0 88.0 90.0 92.0 such as personal controls over ventilation and lighting as well as implementing a schedule for cleaning lamps and group re-lamping. Score (%)

Table 8: Indoor Environment Performance and Management Practices of Certified Office Buildings, by Level and Building Age

INDOOR ENVIRONMENT BOMA BESt LEVEL BUILDING AGE

Level 2 Level 3 Level 4 Before 1960 1960 – 1989 1990 to present Permanent carbon dioxide monitoring 42% 78% 100% 54% 53% 69%

Personal ventilation controls 42% 55% 56% 53% 44% 55% Documented efforts to control pollutants at the source 63% 90% 100% 65% 76% 82% Contracted cleaners are required to use 98% 100% 100% 100% 99% 99% environmentally preferable products Maintained checklist to control IAQ during 88% 96% 100% 89% 93% 92% renovations and repairs to avoid contaminating the air with fumes and dust Documented protocol for addressing tenants/ 100% 100% 100% 100% 100% 100% occupants concerns An IAQ audit has been performed in the past year 58% 67% 89% 76% 68% 63% Staff is sufficiently trained to implement 99% 99% 100% 99% 99% 100% an IAQ program Lighting level conform to IES Standards 81% 90% 100% 82% 86% 87% (300 – 500lux) 80% of working areas have access to day lighting 77% 89% 89% 95% 78% 86% Lighting controls are in place to turn off lights 56% 79% 94% 56% 63% 84% in areas not in use Schedule for cleaning light fixtures 34% 50% 65% 34% 44% 46% Group relamping program 19% 32% 63% 21% 27% 30% Acoustic privacy levels are sufficient 88% 96% 94% 100% 88% 93%

48 BOMA BESt Energy and Environment Report 2013 This section assesses how FIGURE 64: EMS SCORES OF CERTIFIED well building management OFFICE BUILDINGS, BY REGION is implementing and Average: 95.6 Northwest documenting its 100 environmental management systems. Such management practices Territories include setting conservation targets, implementing a sustainable Atlantic 95.9 purchasing policy, and putting in place an ongoing tenant communication Quebec 97.8 plan which ensures occupants are aware of the building’s environmental initiatives as well as opportunities for becoming energy and Ontario 91.7 environmental stewards within the building. Manitoba 89.2

Buildings across Canada consistently perform very well on the Saskatchewan 94.6 environmental management systems metric (Figure 64). Alberta 98.2 As shown in Table 9, most environmental management practices British 98.1 recommended in the BOMA BESt program are being widely Columbia implemented. More buildings would benefit from undertaking tenant 82.0 84.0 86.0 88.0 90.0 92.0 94.0 96.0 98.0 100.0 satisfaction surveys and developing site maps that identify the location of environmentally significant features (such as hazardous waste), Score (%) enabling more effective response in the event of an emergency.

Table 9: Environmental Management Systems Performance and Practices of Certified Office Buildings, by Level and Building Age

EMS BOMA BESt LEVEL BUILDING AGE

Level 2 Level 3 Level 4 Before 1960 1960 – 1989 1990 to present Written environmental policy 99% 98% 100% 100% 98% 100% Documented energy and environmental 99% 100% 100% 100% 99% 100% performance targets Written environmental purchasing policy 92% 98% 100% 93% 96% 93% Regularly updated list of environmentally 96% 98% 100% 100% 98% 95% preferred products Policy for purchasing energy saving equipment 92% 96% 100% 95% 94% 95% Documented procedures for appropriate response 99% 100% 100% 100% 99% 100% in the event of a building emergency Plans for responding to power failures 95% 100% 100% 100% 97% 96% Site maps showing location of environmentally 47% 61% 67% 47% 57% 51% significant features to enable an effective response in the event of a building emergency Communications strategy to tenants on ways they 100% 100% 100% 100% 100% 100% can contribute to the building's energy and environmental sustainability Tenant satisfaction survey 34% 55% 61% 35% 35% 51%

BOMA BESt Energy and Environment Report 2013 49 Leader in Tenant Engagement:

Collaboration for Energy Conservation at Bell Trinity Square, Toronto

Originally performed within the context of Sharing information on why this particular “Race to Reduce”28, objectives soon reached goal is achievable will make the objective beyond the program’s scope. It was at these real for tenants. Additionally, by setting first meetings that an energy reduction goal a goal together, tenants are sharing the was discussed and adopted with all tenants: responsibility for achieving it. Identifying a 6% reduction in energy consumption over a shared goal gets everyone on the same the course of one year (2011 to 2012). page, speaking the same language, and allows tenants to more effectively plan By December 2012, the building was their own strategies. consuming approximately 14.2 ekWh/ft2/yr. This has resulted in over 1 million dollars 2. Provide meaningful data, regularly of avoided costs per year – savings which Every month tenants are provided with Mr. Braun is quick to point out can now be individual energy reports – identifying used towards offering tenants an even higher individual consumption patterns. This data level of service. is based on tenant feedback regarding what information is necessary to encourage internal Below are the five key ingredients critical Bell Trinity Square, Toronto, decision-making around energy conservation. to Mr. Braun and his tenants’ success: BOMA BESt Level 4 (Certified 2011) Good data can also raise one’s curiosity: 1. Set a shared goal Why is one tenant consuming much more than The goal should be based on historical the others? When are they consuming more? In 2011, Toronto’s Bell Trinity Square achieved consumption data and should be discussed Is employee density higher in certain offices? a Level 4 BOMA BESt Certification. At that with all tenants beforehand. time, the building consumed on average 17.91 ekWh/ft 2/yr, placing it in the program’s Strategy 1: Set shared goal top quartile for energy performance. One year All Suites: 2013 vs. 2012 Monthly Electricity Use (kWh) later, thanks to tenant collaboration, energy consumption levels dropped even further, 160,000 to an impressive 14.2 ekWh/ft2/yr. 140,000 Despite good energy performance in 2011, General Manager William Braun, of Northam 120,000 Realty Advisors Limited, was not satisfied. 100,000 He knew there were still many opportunities for improvement throughout the building; 80,000 Mr. Braun and his team set out to engage 60,000 tenants in a discussion surrounding energy conservation. Quarterly meetings were planned 40,000 with representatives from each tenant space. 20,000

0 Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec

2012 Target 2013

28 Race to Reduce is a Greater Toronto Area energy conservation challenge targeting a 10% reduction in energy consumption across all participating office buildings over four years. For more information consult http://racetoreduce.ca/the-race/introduction/

50 BOMA BESt Energy and Environment Report 2013 3. Share results Strategy 2: Provide meaningful data Feedback on successes is critical for Bell Trinity Square – Tenant 1 Energy Use Intensity motivation. Data that clearly illustrates tenant by Floor Ytd, February 2013 success can in turn be passed on internally 1.2 12 to get colleagues, head office, or the CEO ) 2 on board with conservation objectives. 1 10 4. Providing internal and external benchmarking Once daily consumption patterns are identified 0.8 8 and understood, the data becomes real. Such data can help illustrate how one specific 0.6 6 change (for example, delaying equipment start times) can have a measurable and immediate 0.4 4 impact on consumption. A little friendly ² ) Energy Instensity (kWh/ft competition can also help; placing tenant consumption along a continuum may provide 0.2 2 large users with an incentive to match their Population Density (Number of Occupants / 1,000ftPopulation peers’ performance. 0.0 0 5. Encourage idea sharing Floor 1 Floor 2 Floor 3 Floor 4 Floor 5 and collaboration Energy Intensity Population Density Finally, any initiative’s chances of success will be greatly improved when tenants are provided with an opportunity for discussion, and for sharing ideas and plans. At Bell Trinity Strategy 4: Internal benchmarking Square, a portion of the quarterly meetings is Bell Trinity Square – Tenant Energy Use Intensity 2 dedicated to sharing experiences and ideas by Floor Ytd (kWh/ft ), February 2013 regarding energy reduction strategies. In doing 1.4 so, ideas worth replicating get adopted in other offices; increasing the chance that the 1.2 building’s energy reduction targets will be met.

With their original goal very much within 1.0 reach, tenants and management have enthusiastically agreed to renew this goal 0.8 and reduce energy consumption by another 6% from 2012 to 2013. 0.6

Energy Instensity (kWh/ft ² ) 0.4

0.2

0.0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20

Tenant 1 Tenant 2 Tenant 3 Tenant 4 Tenant 5 Tenant 6

BOMA BESt Energy and Environment Report 2013 51 Multi-Unit Residential Building

PEFORMANCE REPORT

Parkview Towers, Burnaby, BOMA BESt Level 2 (Certified 2011)

Overall BOMA BESt Scores and Ratings FIGURE 65: OVERALL BOMA BESt SCORES With the release of the Multi-Unit Residential Building module in FOR CERTIFIED MURBS, BY REGION January 2012, this is the first year such buildings have been included Average: 78.7 Northwest NO DATA in the BOMA BESt Energy and Environment Report. Territories The average overall BOMA BESt score for MURB properties is 78.7% Atlantic 79.4 (see Figure 65). Quebec NO DATA

Overall scores vary across the country, with Ontario buildings Ontario 77.2 averaging 77.2% (Level 2) while those in British Columbia averaged 84.3% (Level 3). Manitoba NO DATA Saskatchewan NO DATA

Alberta 80.8 British 84.3 Columbia

0.0 10.0 20.0 30.0 40.0 50.0 60.0 70.0 80.0 90.0 Score (%)

52 BOMA BESt Energy and Environment Report 2013 Performance scores for each assessment FIGURE 66: AVERAGE BOMA BEST SCORES section are featured in Figure 66. A significant OF CERTIFIED MURBS, BY SECTION AND REGION difference can be seen in water performance (for which water consumption is only one Northwest Territories NO DATA of several variables); the Atlantic Region achieved an average score of 39.8% whereas 97.0 British Columbia achieved 82%. 85.6 Atlantic 88.3 82.9 39.8 72.9

Quebec NO DATA

100.0 81.8 89.0 Ontario 70.0 71.6 64.6

Manitoba NO DATA

Saskatchewan NO DATA

98.5 82.0 Alberta 90.5 69.5 73.8 73.3

98.0 96.3 British 84.7 Columbia 86.3 82.0 70.3

0.0 10.0 20.0 30.0 40.0 50.0 60.0 70.0 80.0 90.0 100.0 Score (%)

Environmental Management Score Indoor Environment Score Emissions and Effluents Score Waste Reduction and Site Score Water Score Energy Score

BOMA BESt Energy and Environment Report 2013 53 Laurier House, Vancouver, BOMA BESt Level 3 (Certified 2012)

BOMA BESt certified MURBs Based on these comparison studies, the energy consumption of consume on average 19 ekWh/ft2/yr BOMA BESt certified MURBs is within the lowest range of average (or 0.73 GJ/m2/yr). Factors that energy use intensity results. influence energy consumption include building window characteristics, heating system types, and FIGURE 67: AVERAGE EUI OF number of occupants. While there is no definitive reference database for CERTIFIED MURBS, BY REGION multi-unit residential building energy use intensity in Canada, there are Average: 19 nevertheless a number of studies available for comparison (Table 10). Northwest NO DATA Territories Table 10: Comparison of energy use intensities Atlantic 12.3 from consumer-side studies and supplier-side studies Quebec NO DATA Study reference # of Data year Province EUI MURBs in (ekWh/ Ontario 26.2 study ft2/yr) Manitoba NO DATA HiSTAR Database29 55 1999 ON 25.6 CMHC/Minto30 133 201 ON 22.1 Saskatchewan NO DATA RDH31 39 2005 BC 19.8 Alberta 3.5 British 12.1 Columbia

0.0 5.0 10.0 15.0 20.0 25.0 30.0 kWh/ft²

29 Canadian Building Energy End-Use Data and Analysis Centre. Energy Consumption and Energy Intensity in Multi-Unit Residential Buildings (MURBs) in Canada (Table 3.1.2). 2007, Retrieved from www.cbeedac.com/publications/documents/MURBsrp04.pdf 30 Minto Developments Inc. & CMHC. Top 10 Energy & Water Saving Tips in Multi-Unit Residential Buildings (Slide 4). 2001. Retrieved from www.emtfsask.ca/presentations/saskatoon/06-02-01-DuncanHill-CMHC-Cornwall-2005-Top10.pdf 31 rdH Building Engineering Ltd. Energy Consumption and Conservation in Mid- and High-Rise Residential Buildings in British Columbia (p.47). 2012. Retrieved from www.hpo.bc.ca/sites/www.hpo.bc.ca/files/download/Report/MURB-EnergyStudy-Report.pdf

54 BOMA BESt Energy and Environment Report 2013 FIGURE 68: EUI DISTRIBUTION OF CERTIFIED MURBS

Average: 19 Median: 20 7

6

5

4

3 Number of Buildings

2

1

0

<1 3 5 7 9 11 13 15 17 19 21 23 25 27 29 31 33 35 37 39 41 43 45 47 ekWh/ft²/yr

FIGURE 69: AVERAGE ELECTRICITY CONSUMPTION FIGURE 70: ELECTRICITY INTENSITY OF CERTIFIED MURBS, BY REGION DISTRIBUTION OF CERTIFIED MURBS

Average: 8.5 Northwest 10 Median: 8.4 Average: 8.5 NO DATA Territories 9 Atlantic 8.7 8

Quebec NO DATA 7

Ontario 10.3 6

5 Manitoba NO DATA 4 Saskatchewan NO DATA Number of Buildings 3 Alberta NO DATA 2 British 4.7 Columbia 1 0 0.0 2.0 4.0 6.0 8.0 10.0 12.0 <1.0 3.0 5.0 7.0 9.0 11.0 13.0 15.0 17.0 19.0 kWh/ft²/yr kWh/ft²/yr

Fuel and electricity intensities show the expected consumption range, which suggests that approximately 51% of energy use within this building type is electricity. Reliable data for natural gas and electricity use was only available for 23 out of 37 certified buildings in this sample. As more buildings are included in the data set benchmarks will become increasingly accurate.

BOMA BESt Energy and Environment Report 2013 55 FIGURE 71: AVERAGE NATURAL GAS CONSUMPTION OF CERTIFIED MURBS, BY REGION Average: 1,658 Northwest NO DATA Territories Atlantic 1,311.71

Quebec NO DATA

Ontario 1,790.87

Manitoba NO DATA

Saskatchewan NO DATA

Alberta NO DATA British 747.36 Columbia

0.0 200.0 400.0 600.0 800.0 1,000.0 1,200.0 1,400.0 1,600.0 1,800.0 2,000.0 m³/1,000ft²/yr

FIGURE 72: NATURAL GAS INTENSITY DISTRIBUTION OF CERTIFIED MURBS

Average: 1,658 4.5 Median: 1,847 4

3.5

3

Metropolitan Towers, Vancouver, 2.5 BOMA BESt Level 3 (Certified 2011) 2 Number of Buildings 1.5

1

0.5

0

300.0500.0700.0900.0 <100.0 1,100.01,300.01,500.017,00.01,900.02,100.02,300.02,500.02,700.02,900.03,100.03,300.03,500.0 m³/1,000ft²/yr

56 BOMA BESt Energy and Environment Report 2013 Water consumption is calculated from water bills and is shown in Figure 73. Consumption ranges are between 179 L/occupant/yr and 399 L/occupant/yr.

FIGURE 73: AVERAGE WATER USE OF CERTIFIED MURBS, BY REGION

Average: 247 Northwest Territories NO DATA

Atlantic NO DATA

Quebec NO DATA

Ontario 247.1

Manitoba NO DATA

Saskatchewan NO DATA

Alberta 262.7 British Columbia 226.5

0.0 50.0 100.0 150.0 200.0 250.0 300.0 L/Occupant/Day

FIGURE 74: WATER USE DISTRIBUTION OF CERTIFIED MURBS32

450

400

350

300 Average: 247 L/Occupant/Day 250

200

L/Occupant/Day 150

100

50

0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Number of Buildings

32 data on water consumption was only available for 26 buildings.

BOMA BESt Energy and Environment Report 2013 57 EMISSIONS AND EFFLUENTS

Leader in Reducing Yaletown 939, Emissions and Effluents: Vancouver

Achieved BOMA BESt Level 3 Emissions & Effluents score: 94

Yaletown 939, a property consisting of 175 rental apartments and 14 townhomes, achieved a total score of 94% for quality of emissions, effluents and pollution controls and for having good management practices in place for hazardous products, waste, health and safety, and WHMIS.

Successful performance in the Emissions and Effluents assessment area was achieved thanks to the following actions:

• Site technicians are hired through a reputable mechanical maintenance contractor and the operational staff is highly qualified.

• Strategies have been developed to measure and reduce GHG emissions. The building adheres to a documented management plan for Ozone Depleting Substances that includes: inventory of refrigerants and records, maintenance reports, loss reports, and leak test results. There is a maintenance contract with a certified contractor for the site’s cooling system and a phase-out plan for ozone-depleting refrigerants is in place.

• Documented policies for snow and ice management aim to minimize damage to the environment by minimizing contaminated runoff. Certified environmentally friendly de-icers are used and snow removal is conducted manually using snow shovels and brooms.

• Adequate measures are in place to ensure that food or food waste is well contained and that there are no unprotected openings, securing minimal rodent access.

• A licensed contractor conducts pest-control inspections monthly. Integrated pesticide management methods are in place.

Yaletown 939, Vancouver, BOMA BESt Level 3 (Certified 2012) • Landscaping practices minimize the use of pesticides, herbicides, fertilizer and petroleum-based products.

• Even though the building is only 10 years old, a hazardous building materials survey has been completed and an inventory of these materials has been reviewed and updated (where applicable) on a yearly basis. Material Safety Data Sheets (MSDS), spill clean-up kits, and safety equipment such as eye-wash stations are located in an accessible place near the chemical storage areas. The MSDSs are reviewed and updated regularly and WHMIS labels are present on regulated products. Inventory and records of the hazardous products/ waste, including their removal and disposal, are maintained.

58 BOMA BESt Energy and Environment Report 2013 INDOOR ENVIRONMENT

Leader in Indoor Environment:

Bayview @ Coal Harbour, Vancouver

Achieved BOMA BESt Level 3 Indoor Environment score: 96

Since it directly affects residents’ comfort and quality of life, the indoor environment is a critical assessment area for Bayview @ Coal Harbour’s multi-unit residential building management.

All 225 rental apartments and 14 townhouses are naturally ventilated with bright and spacious suites.

Minimal off-gassing is supported by the building design’s inclusion of kitchen storage units, particularly effective on formaldehyde- containing materials, and use of solely zero-VOC paint. An environmental purchasing policy is followed and the use of environmentally friendly cleaning materials has been in place for over five years.

The site’s cooling tower, located away from fresh air intakes and flue outlets, is equipped with drift eliminators. A maintenance program for cooling towers includes monthly inspection for evidence of mold or slime, which could indicate elevated levels of bacteria, as well as regular treatment of the cooling tower water and complete cleaning every six months.

Residents have the opportunity to share their ideas and opinions through various means: an online resident service portal, in-house suggestion box, site office open seven days a week, and annual resident satisfaction survey. Building management maintains extensive records of all service requests and actions taken to address tenant and occupant Bayview @ Coal Harbour, Vancouver, BOMA BESt Level 3 (Certified 2012) concerns. There have been no complaints from occupants concerning stale, dry, or humid air, and/or odor transfer.

Altogether, these measures have helped ensure that Bayview @ Coal Harbour residents are happy, healthy and comfortable in their dwellings.

BOMA BESt Energy and Environment Report 2013 59 ENCLOSED SHOPPING CENTRE

PEFORMANCE REPORT

Brentwood Town Centre, Burnaby, BOMA BESt Level 2 (Certified 2012)

Overall BOMA BESt Scores and Ratings The average score for BOMA BESt Enclosed Shopping Centres is 79.3% (see Figure 75).

FIGURE 75: OVERALL BOMA BEST SCORES OF CERTIFIED ENCLOSED SHOPPING CENTRES, BY REGION

Average: 79.3 Northwest Territories NO DATA Atlantic 76.7

Quebec 76.0

Ontario 82.1

Manitoba NO DATA

Saskatchewan NO DATA

Alberta 74.3 British Columbia 82.5

0.0 10.0 20.0 30.0 40.0 50.0 60.0 70.0 80.0 90.0 Score (%)

60 BOMA BESt Energy and Environment Report 2013 FIGURE 76: AVERAGE BOMA BEST SCORES OF CERTIFIED ENCLOSED SHOPPING CENTRES, BY SECTION AND REGION

Northwest Territories NO DATA

91.7 80.7 Atlantic 82.0 73.0 61.3 69.3

92.7 81.0 Quebec 78.7 71.0 66.0 68.7 West Oaks Mall, Abbotsford, BOMA BESt Level 3 (Certified 2012)

94.3 89.2 83.3 Ontario 81.3 83.6 72.8

Manitoba NO DATA

Saskatchewan NO DATA

95.0 90.3 Alberta 79.3 64.3 76.3 59.7

95.0 93.0 British 83.5 Columbia 79.0 64.5 75.5

0.0 10.0 20.0 30.0 40.0 50.0 60.0 70.0 80.0 90.0 100.0 Score (%)

Environmental Management Score Indoor Environment Score Emissions and Effluents Score Waste Reduction and Site Score Water Score Energy Score

BOMA BESt Energy and Environment Report 2013 61 FIGURE 77: AVERAGE EUI OF CERTIFIED ENCLOSED SHOPPING CENTRES, BY REGION

Average: 31.4 Northwest NO DATA In order to accurately benchmark energy use Territories in the Enclosed Shopping Centre module, a Atlantic 38.3 complete energy profile of the building must Quebec 24.9 be provided which includes energy data for all (leased) tenant areas, common areas (including Ontario 23.8 concessions), service areas, and outside Manitoba NO DATA lighting. Factors such as building age, size, type of mechanical plant, and the number Saskatchewan NO DATA 33 of “degree-days” in the region will Alberta 52.2 influence energy use. British Columbia 21.3 The energy use intensity distribution (see Figure 77) shows an average annual energy use 0.0 10.0 20.0 30.0 40.0 50.0 60.0 2 2 intensity of 31.40 ekWh/ft /yr (or 1.21 GJ/m /yr), ekWh/ft²/yr which is within the lower end of the range calculated by NRCan for enclosed shopping malls (30.98 – 36.14 ekWh/ft2/yr or FIGURE 78: EUI DISTRIBUTION OF CERTIFIED ENCLOSED SHOPPING CENTRES 1.2 – 1.4 GJ/m2/yr). Average: 31.4 4.5 Median: 23.16 4.0

3.5

3.0

2.5

2.0

1.5 Number of Buildings 1.0

0.5

0.0

10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 50 52 54 56 58 60 62 64 66 68 70 72 74 76 78 80 82 84 ekWh/ft²/yr

33 Heating/Cooling Degree Days (HDD or CDD) are a measurement of the energy required to heat or cool a facility to maintain a comfortable indoor temperature.

62 BOMA BESt Energy and Environment Report 2013 Water consumption benchmarks for Enclosed Shopping Centres are expressed in Litres per visitor per year (L/visitor/yr). The average annual water consumption of certified Enclosed Shopping Centres is 12.3 L/visitor/yr. As a comparison, the reported benchmark for European Enclosed Shopping Centres is 4 L/visitor/yr, with the best practice being 1 L/visitor/yr34. There is room for improvement in water conservation practices in Enclosed Shopping Centres buildings across Canada.

FIGURE 79: AVERAGE WATER USE OF CERTIFIED ENCLOSED SHOPPING CENTRES, BY REGION

Average: 12.3 Northwest Territories NO DATA Atlantic 8.5

Quebec 13.6

Ontario 12.2

Manitoba NO DATA

Saskatchewan NO DATA

Alberta 12.5 British Columbia 15.5

0.0 2.0 4.0 6.0 8.0 10.0 12.0 14.0 16.0 18.0 Litres/Visitor/Year Lougheed Town Centre, Burnaby, BOMA BESt Level 2 (Certified 2013)

FIGURE 80: WATER USE DISTRIBUTION OF CERTIFIED ENCLOSED SHOPPING CENTRES

Average: 12.3 3 3 There is room for improvement in water 2 2 conservation practices in Enclosed 2 Shopping Centres buildings across Canada.

Number of Buildings 1 1 1

0

8.0 10.0 12.0 14.0 16.0 Litres/Visitor/Year

34 Sonae Sierra. 2007 Corporate Responsibility Report. Retrieved from http://www.sonaesierra.com/uploadfiles/crreports/2e220168-2a79-45f8-9fad-c88481e977fc.pdf

BOMA BESt Energy and Environment Report 2013 63 LIGHT INDUSTRIAL

PEFORMANCE REPORT

Beaver Creek Business Park, 35 Leek Crescent, Richmond Hill, BOMA BESt Level 1 (Certified 2012) Overall BOMA BESt Scores and Ratings The average score for BOMA BESt Light Industrial properties is 73.1% (see Figure 81)35.

FIGURE 81: OVERALL BOMA BESt SCORES OF CERTIFIED LIGHT INDUSTRIAL BUILDINGS, BY REGION

Northwest Average: 73.1 Territories NO DATA Atlantic NO DATA

Quebec 75.0

Ontario 74.2

Manitoba 70.3

Saskatchewan NO DATA

Alberta 70.0 British Columbia 73.7

0.0 10.0 20.0 30.0 40.0 50.0 60.0 70.0 80.0 Score (%)

35 Many light industrial buildings are a combination of small administration office space, and warehouse or workshop space, BOMA BESt asks for the breakdown of the space use. Where more than 40% of the space is used as either as a warehouse, workshop or office, the building is assigned into that category.

64 BOMA BESt Energy and Environment Report 2013 FIGURE 82: AVERAGE BOMA BESt SCORES OF CERTIFIED LIGHT INDUSTRIAL BUILDINGS, BY SECTION AND REGION

Northwest Territories NO DATA

Atlantic NO DATA

89.0 70.0 Quebec 81.0 93.3 51.0 62.7

96.5 83.5 88.2 Ontario 65.3 1775 Meyerside Drive, Mississauga, 67.3 55.0 BOMA BESt Level 2 (Certified 2011)

77.3 82.3 Manitoba 75.5 75.5 68.0 54.0

Saskatchewan NO DATA

86.0 67.0 Alberta 75.0 82.0 47.0 59.0

100.0 90.0 British 84.7 Columbia 68.0 52.0 55.0 6100 Kenway Drive, Mississauga, BOMA BESt Level 1 (Certified 2011) 0.0 10.0 20.0 30.0 40.0 50.0 60.0 70.0 80.0 90.0 100.0 Score (%)

Environmental Management Score Indoor Environment Score Emissions and Effluents Score Waste Reduction and Site Score Water Score Energy Score

BOMA BESt Energy and Environment Report 2013 65 Open Air Retail

PEFORMANCE REPORT

Dorval East, Oakville, BOMA BESt Level 2 (Certified 2012)

Overall BOMA BESt Scores and Ratings The average score for BOMA BESt Open Air Retail properties is 78%, lower than the 2011 average of 81.1% (see Figure 83).

FIGURE 83: OVERALL BOMA BEST SCORES OF CERTIFIED OPEN AIR RETAIL, BY REGION

Average: 78.0 Northwest Territories NO DATA Atlantic NO DATA

Quebec 70.0

Ontario 79.3

Manitoba NO DATA

Saskatchewan NO DATA

Alberta 81.3 British Columbia 71.0

0.0 20.0 40.0 60.0 80.0 100.0 Score (%)

66 BOMA BESt Energy and Environment Report 2013 FIGURE 84: AVERAGE BOMA BESt SCORES OF CERTIFIED OPEN AIR RETAIL, BY SECTION AND REGION

Northwest Territories NO DATA

Atlantic NO DATA

75.0 72.0 Quebec 78.0 68.0 62.0 54.0

94.5 74.3 85.0 Ontario 84.3 Westmount Place, Waterloo, BOMA BESt Level 3 (Certified 2012) 57.8 69.8

Manitoba NO DATA

Saskatchewan NO DATA

98.0 91.0 Alberta 89.0 77.7 69.3 68.0

92.0 67.0 British 85.0 Columbia 53.0 65.0 62.0

0.0 10.0 20.0 30.0 40.0 50.0 60.0 70.0 80.0 90.0 100.0 Score (%)

Environmental Management Score Indoor Environment Score Emissions and Effluents Score Waste Reduction and Site Score Water Score Energy Score

BOMA BESt Energy and Environment Report 2013 67 CONCLUSION

The 2013 BOMA BESt Energy and Environment management practices and tenant engagement Report demonstrates that buildings participating strategies. This message is consistent with in the program over several recertification industry studies that reveal that relying only cycles achieve higher performance levels on automated energy efficient technologies for than at baseline. The BOMA BESt model of achieving energy reductions may in fact be a continuous improvement supports this finding. leading cause of energy inefficiencies. Program recommendations provide building Such an integrated approach can be seen owners and managers with measurable data in many BOMA BESt certified buildings useful for internal benchmarking and for built between 1960 and 1989, where informing future initiatives. thanks to ongoing commissioning and major However, while scores increase and retrofits these buildings are achieving consumption intensities decrease every year, levels of performance similar to their the rate of improvement of Canada’s existing more modern counterparts. building stock remains slow overall, with BOMA BESt building managers and comparatively few buildings achieving the operators are especially consistent in their higher levels of performance (Level 4). It is implementation of management practices BOMA Canada’s hope that the case studies surrounding environmental management featured in this year’s report, as well as systems, emissions and effluents, and the those in previous reports, will help inspire indoor environment. and motivate building owners and managers to continue to persevere, seeking continuous Thanks to the practices listed above becoming improvement of their building’s performance solidly established across the BOMA BESt year after year. sample, Canadian existing buildings are on their way to achieving reductions in In order to reach these higher levels of environmental impacts and operational costs performance it is critically important to while improving building performance. understand that no single variable can be effective in isolation. In the case of energy, BOMA Canada and all Local BOMA installing new technologies will likely only Associations would like to congratulate lead to a reduction in energy demand if it is members for their commitment to improving also implemented in conjunction with effective Canada’s existing building stock.

68 BOMA BESt Energy and Environment Report 2013 LIST OF FIGURES AND TABLES

Figure 1: BOMA BESt Certified Buildings Figure 28: Average Natural Gas Use Figure 50: CO2 Emissions of Certified Figure 75: Overall BOMA BESt Scores (cumulative) of Certified Office Buildings, Office Buildings, by Climate Zone of Certified Enclosed Shopping Centres, by Region and Sector by Region

Figure 2: BOMA BESt Scores – Figure 51: CO2 Emissions of Certified Certification vs. Recertification Figure 29: Average Electricity Use Office Buildings, by Age and Sector Figure 76: Average BOMA BESt Scores of Certified Office Buildings, of Certified Enclosed Shopping Centres, Figure 3: BOMA BESt EUI – by Region and Sector Figure 52: Average Water Score by Section and Region Certification vs. Recertification of Certified Office Buildings, Figure 30: Average Electricity Use by Region and Sector Figure 77: Average EUI of Certified Figure 4: BOMA BESt Certified Buildings, of Certified Office Buildings, Enclosed Shopping Centres, by Region by Type (2012) by Climate Zone Figure 53: Average Water Score of Certified Office Buildings, by Climate Zone Figure 78: EUI Distribution of Certified Figure 5: Certified Buildings, By Region Figure 31: Average EUI of Certified Office Enclosed Shopping Centres Buildings, by Age and Sector Figure 54: Average Water Use of Figure 6: Canadian Climate Zones Certified Office Buildings, by Year Figure 79: Average Water Use of Certified Figure 32: Average EUI of Certified Office Enclosed Shopping Centres, by Region Figure 7: Certified Buildings, Buildings, by Size and Sector Figure 55: Water Use Distribution by Climate Zone of Certified Office Buildings Figure 80: Water Use Distribution of Figure 33: EEF Score and EUI of Certified Certified Enclosed Shopping Centres Figure 8: Certified Office Buildings, By Size Office Buildings Figure 56: Average Water Use of Certified Office Buildings, by Region and Sector Figure 81: Overall BOMA BESt Scores Figure 9: Certified Office Buildings, by Age Figure 34: EEF Score and EUI of Certified of Certified Light Industrial Buildings, Office Buildings (before 1960) Figure 57: Average Water Use of Certified by Region Figure 10: Distribution of Certified Office Office Buildings, by Region and Sector Buildings, by Age and Size Figure 35: EEF Score and EUI of Certified Figure 82: Average BOMA BESt Scores Office Buildings (1960 and 1989) Figure 58: Water Use of Certified Office of Certified Light Industrial Buildings, Figure 11: Certified MURBs, by Size Buildings, by Size and Sector by Section and Region Figure 36: EEF Score and EUI of Certified Figure 12: Certified Enclosed Shopping Office Buildings (1990 to present) Figure 59: Water Use of Certified Office Figure 83: Overall BOMA BESt Scores Centres, by Size Buildings, by Age and Sector of Certified Open Air Retail, by Region Figure 37: EEF Score and EUI of Certified Figure 13: Certified Light Industrial, by Size Office Buildings (under 100,000 ft2) Figure 60: Waste Reduction & Site Score Figure 84: Average BOMA BESt Scores of Certified Office Buildings, by Region Figure 14: Certified Open Air Retail, by Size of Certified Open Air Retail, by Figure 38: EEF Score and EUI Section and Region Figure 61: Waste Diversion Rates Figure 15: Overall BOMA BESt Scores of Certified Office Buildings 2 2 of Certified Office Buildings for Office Buildings, by Region (100,000 ft – 250,000 ft ) Table 1: EEF of Certified Office Buildings, by Level and Building Age Figure 62: Emissions & Effluents Score Figure 16: Overall BOMA BESt Scores Figure 39: EEF Score and EUI of Certified Office Buildings of Certified Office Buildings, by Region Table 2: Energy Management Measures for Office Buildings, by Canadian 2 2 Climate Zone (250,000 ft – 500,000 ft ) of Certified Office Buildings, by Level Figure 63: Indoor Environment Scores and Building Age Figure 40: EEF Score and EUI of Certified of Certified Office Buildings, by Region Figure 17: Distribution of Certified 2 Office Buildings, by Level and Year Office Buildings (above 500,000 ft ) Table 3: Transportation Features of Figure 64: EMS Scores of Certified Certified Office Buildings, by Level Office Buildings, by Region Figure 18: Number of Certified Figure 41: Energy Management Score and Building Age Office Buildings, by Level and Sector and EUI of Certified Office Buildings Figure 65: Overall BOMA BESt Scores Table 4: Water Conservation Features for Certified MURBs, by Region Figure 19: Average Energy Score Figure 42: Energy Management Score and Management Practices of Certified for Office Buildings, by Region and EUI of Certified Office Buildings Office Buildings, by Level and Building Age (before 1960) Figure 66: Average BOMA BESt Scores of Certified MURBs, by Section and Region Figure 20: Average Energy Score Table 5: Waste Reduction Performance Figure 43: Energy Management Score and Management Practices of Certified for Office Buildings, by Climate Zone Figure 67: Average EUI of Certified and EUI of Certified Office Buildings Office Buildings, by Level and Building Age MURBs, By Region Figure 21: Average Energy Consumption (1960 and 1989) Table 6: Emissions Performance and for Office Buildings, by Year Figure 68: EUI Distribution Figure 44: Energy Management Score Management Practices of Certified Office of Certified MURBs Figure 22: EUI of Certified Office and EUI of Certified Office Buildings Buildings, by Level and Building Age (1990 to present) Buildings vs. National Average Figure 69: Average Electricity Table 7: Effluents Performance and Consumption of Certified MURBs, Figure 23: EUI Distribution of Certified Figure 45: Energy Management Score Management Practices of Certified Office by Region Office Buildings and EUI of Certified Office Buildings Buildings, by Level and Building Age (under 100,000 ft2) Figure 70: Electricity Intensity Figure 24: Average EUI of Certified Table 8: Indoor Environment Performance Distribution of Certified MURBs Office Buildings, by Level and Sector Figure 46: Energy Management Score and Management Practices of Certified and EUI of Certified Office Buildings Figure 71: Average Natural Gas Office Buildings, by Level and Building Age Figure 25: Average EUI of Certified (100,000 ft2 -250,000 ft2) Consumption of Certified MURBs, Office Buildings, by Climate Zone Table 9: Environmental Management by Region Figure 47: Energy Management Score Systems Performance and Practices Figure 26: Average EUI of Certified and EUI of Certified Office Buildings Figure 72: Natural Gas Intensity of Certified Office Buildings, by Level Office Buildings, by Region and Sector (250,000 ft2 – 500,000 ft2) Distribution of Certified MURBs and Building Age Figure 27: Average Natural Gas Use Figure 48: Energy Management Score Figure 73: Average Water Use of Certified Table10: Comparison of energy intensities of Certified Office Buildings, and EUI of Certified Office Buildings MURBs, by Region from consumer-side studies and by Climate Zone (above 500,000 ft2) supplier-side studies Figure 74: Water Use Distribution Figure 49: CO2 Emissions of Certified Office Buildings, by Region and Sector of Certified MURBs

BOMA BESt Energy and Environment Report 2013 69 LIST OF ACRONYMS

ASHRAE: American Society of Heating GJ/m2/yr: Gigajoules per square metre per year and Refrigerating Engineers HDD: Heating Degree Days BAS: Building Automation System HVAC: Heating, Ventilation, BBEER: BOMA BESt Energy and and Air-Conditioning Environment Report IAQ: Indoor Air Quality BOMA: Building Owners and IC&I: Industrial, Commercial and Institutional Managers Association m3/m2: Metre cubed by square metre BOMA BESt: BOMA Building Environmental Standard MSDS: Material Safety Data Sheets

CDD: Cooling Degree Days MT: Metric Tonnes

CFC/HCFC: Chlorofluorocarbon/ MURB: Multi-Unit Residential Building Hydrochlorofluorocarbon NOx: Nitrogen Oxide CHP: Combined Heat and Power NRCan: Natural Resources Canada

CO2: Carbon Dioxide ODS: Ozone Depleting Substances ekWh/ft2/yr: Equivalent kilowatt hour per square foot per year OH&S: Occupational Health and Safety

EB Cx: Existing Building Commissioning PCB: Polychlorinated Biphenyl

EEF: Energy Efficiency Features RTM: Real Time Monitoring

EMP: Energy Master Plan VOC: Volatile Organic Compounds

EUI: Energy Use Intensity WHMIS: Workplace Hazardous Materials Information System GHG: Greenhouse Gas

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BOMA BESt Energy and Environment Report 2013 71 www.bomabest.com