LEED Existing Building
Operation and Maintenance
– TAIPEI 101 Experience
Cathy Yang
Vice President Taipei Financial Center Corp.
Green Building Congress 2012 30 -31 Oct. Hyderabad, India
TAIPEI 101 TOWER
TAIPEI 101 MALL
TAIPEI 101 OBSERVATORY
4
GREEN TECHNOLOGY
Non-reflective Double Low-E Glass Curtain Wall
Energy Management and Control System
Garbage Collection System Rain Water Collection
Compared to 2007 EUI, 2008-2011 4 years Saved 54.23 mil KWH power = US$4.4 millions Reduced 36,877 tons carbon emission
*EUI Energy Use Intensity
ENERGY SAVING – whole complex
Year 2007 2008 2009
Consumption(KWH) 95,820,200 96,048,000 90,993,080
Area in Use M2 318,372 339,707 344,915
EUI (KWH/M2) 300.97 282.74 263.81
Saving from previous year
6.1% 6.7%
2011/2007 20% saving
2008 & 2009 Total Investment US$391,000; Saving: US$1.5 million
2010 2011
89,858,598 85,103,600
346,396 351,929
259.41 241.82
1.7% 6.8%
*EUI Energy Use Intensity
ENERGY SAVING – Office Tower
Year 2007 2008 2009 2010 2011
Consumption(KWH) 41,140,800 41,548,800 41,167,280 41,058,398 41,880,000
Area in Use M2 141,094 162,866 170,395 171,064 178,131
EUI (KWH/M2) 291.59 255.11 241.60 240.02 235.11
Saving from previous year
12.5% 5.3% 0.7% 2.1%
2011/2007 19% saving
• Public power saving from 2007 to 2011 is 26% ! • Energy Star performance rating for 2010 reached 86 !
• LEED – Leadership in Energy and Environmental Design
• CS – Core and Shell
• NC – New Construction
• EBOM – Existing Building Operation and Maintenance
2009 version
• Commercial Interior
• Neighborhood
• Hotel
USGBC LEED SYSTEM
• LEED is US Green Building Council’s standard
• LEED has been for 12 years and took off in 2008
• LEED is the most recognized rating system in the world
LEED EBOM POINTS
1. Sustainable Site 26
2. Water Efficiency 14
3. Energy and Atmosphere 35
4. Materials and Resources 10
5. Indoor Environmental Quality 15
6. Innovation in Operations 6
7. Regional Priority Credits 4
Total: 110
Category and Points
- Platinum 80-110
- Gold 60-79
- Silver 50-59
- Certified 40-49
Level
- Prerequisites 9 331K
- Low / no cost 32 13K
- Moderate cost 4 600K
- High cost 6 909K
Total: 51 projects
Actual cost: < US$2,000,000
Projects Identified
ü June 2009 LEED Registration ü Whole 2010 Alteration projects and documentation ü Nov. 2010 – Jan. 2011 Performance Period ü April 2011 Submission ü July 2011 Achieved LEED EBOM Platinum
TAIPEI 101 LEED CERTIFICATION
PERFORMANCE
Water Efficiency (WE)
- Decrease potable water usage by 30%
- 625 SM of on-site landscape uses 100% rainwater
Energy and Atmosphere (EA)
- Over 30% better in energy performance than average building
- Monitoring and recording 40% of total energy usage
Sustainable Site (SS)
- All parking spaces are in basement
- 84% building occupiers take public transportation to work every day.
Costly
Item
Material and Resources (MR)
- Waste management program recycle rate up to 61%
- Low-mercury and no-mercury lamp only 58.5 picograms (standard is 90)
- Failed on purchasing: stationery and food
Indoor Environment Quality (IEQ)
- Utilizes CRI* approved vacuum cleaners, average score of 1.61 Orderly Spotlessness.
- Over 65% of tenant occupied space enjoy exterior view
- Smoke free and applies high levels of outdoor filtered air
PERFORMANCE
Costly
Item
Existing Building Operation & Maintenance
TAIPEI 101 LEED CERTIFICATION
- Only 5% are Platinum
- Only 2 Platinum buildings are over
100,000 s.m.
LEED EBOM is the trend!
LANDLORD’S CONSIDERATION
Benefits: - Actual Cost Saving - Third party verification / health
checkup - Competitive Advantage in Leasing - Corporate Image - Corporate Social Responsibility
Challenges: - Shareholders Endorsement - Allocate Sufficient Funding - Staff Commitment - Tenant Participation - Quality of Consultants
FOR LEASING
Tenant’s Benefits:
- Actual Operational Cost Saving
- Better Indoor Environment good for work efficiency
- Good PR and feel good for employees
Current Status in Asia:
- Governments have yet to request such standards
- Tenants love the idea
- MNCs have yet to make it a relocation criteria
- Landlords need to sell the benefits to tenants better
KEY SUCCESS FACTORS
- Top down determination
- Management capability
- Sufficient Funding
CHALLENGES
ü Alteration work
ü Cost issue
ü Time issue
ü Tenant coordination
ü Convince the top
ü Establish good relations
ü Goodies / gifts
LEED-EBOM
- Benchmarking and improving
- Identify low cost / no cost items
- Setting policy and management rules
TAIPEI 101 TOWER IS
World’s Tallest Green Building
and is getting
Greener !
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