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Facilities Management Services

There’s obtaining an investment, and then there’s maintaining one. Sounds straightforward. But if that investment asset is a commercial property, maintaining it means a lot more than just holding on to it. Active commercial property maintenance is a critical necessity for upholding property value, ensuring long-term business success, and maximizing returns. And it’s not just about resale value. By enhancing comfort and aesthetic appeal, a well-maintained property also provides tenant satisfaction, attracting new occupants and retaining existing ones.

So how can managers and owners maximize their commercial property maintenance for long-term success? Specifically, which protocols, policies, and technologies will enable you to uphold the value and viability of your buildings? Below are some strategies that will enable you to maintain your commercial investment and build your business brand.

Optimizing Commercial Property Maintenance with Regular Checkups

Identifying problems early can prevent disruptions to business operations, mitigate expensive damage, and even prevent a hazard that could be litigable or life-threatening.

Commercial property maintenance is kind of like dental hygiene: They both require regular checkups to ensure everything is in working order. One of the fundamental steps in optimizing property maintenance is conducting thorough inspections at regular intervals. Similar to dental hygiene, a proactive approach to maintenance helps to spot issues early, avoiding costly repairs in the future.

Identifying problems early can prevent disruptions to business operations, mitigate expensive damage, and even prevent a hazard that could be litigable or life-threatening. And to maximize facility and building inspections, consistency is imperative. Facility type and risk factors such as hazardous materials or complex machinery will determine the frequency of maintenance inspections. For manufacturing facilities and warehouses, a thorough inspection at least once a month is prudent. Spaces with fewer potential hazards, such as retail stores and office buildings, typically only need to be inspected once a quarter.

And whenever you conduct an inspection, don’t forget the checklist. While many facilities managers have so much experience that they simply “know” what to look for every month, a checklist facilitates important recordkeeping, ensures that less experienced personnel don’t overlook a critical component, and makes it easier to comply with safety regulations.

Establishing a comprehensive inspection checklist that covers all your facility’s vital components will ensure that no system or structure is overlooked and that your facility continues to run smoothly. Checklist apps can be an excellent option, or you can develop a customized, in-house version. Even an old-fashioned, printed checklist can work well—as long as it’s carried with inspectors and utilized every time.

A checklist will help ensure that maintenance personnel regularly inspect every section of the facility, including essential components such as HVAC systems, plumbing, electrical systems, and elevators. These regular inspections should also include the building envelope, i.e., the roof, exterior and interior walls, ceilings, windows, stairs, etc. And of course, be sure to check safety equipment in accordance with fire department and other regulations.

Making Plans and Keeping Records

Checklists for inspections are just one tool for optimizing commercial property maintenance. A comprehensive facilities master plan and detailed maintenance records are also essential tools to have in your management toolbox.

A facilities master plan (FMP) outlines a strategic and long-term approach for managing and maintaining your property and is a vital part of planning capital improvements and strategizing maintenance practices. When developing an FMP, keep your facility’s long-term development and growth in mind, and be sure to include goals that cover upgrades and improvements. If compliance with the Americans with Disabilities Act (ADA) is a goal, for example, your target improvements may include adding ramps and widening doorways.

In fact, when it comes to optimizing maintenance, developing and utilizing an FMP is a great way to shift from a reactive, emergency-based form of maintenance to an efficient, deliberate approach that will improve tenant satisfaction, increase operational efficiency, and even enhance property values. Having a master plan—one that is reviewed regularly and kept current—enables property owners and managers to allocate resources effectively, ensuring that maintenance efforts are appropriately funded and prioritized.

Where FMPs look to future actions and goals, maintenance records compile historical data of completed tasks or in-progress activities. In addition to repair logging, well-organized maintenance records include all vendor information and warranties, inspections, and upgrades performed on the building systems and envelope. This solid recordkeeping will prove invaluable when developing your FMP and is one reason why optimizing facilities operations should start with implementing easy-to-use recordkeeping systems.

To maximize efficiency, recordkeeping should be centralized, easily accessible, and kept in a consistent format. Information supplied by in-house technicians or service providers needs to be thorough. It’s all too easy to rush when completing forms, especially when technicians have a long list of priority projects. But ensuring that records are clear and informative will make them much more useful for the next person who has to rely on that information, and in the long run, this will save time and money.

More Than Aesthetic Appeal

Your property’s appearance is a reflection of your business, and has a direct impact on your tenants, visitors, and customers. Allocating funds from your facility service budget for maintenance that enhances your facility’s aesthetic appeal will be sure to pay dividends, since pleasing aesthetics often require preventative maintenance measures.

Sustainable grounds and landscaping are certainly important in establishing your facility’s aesthetics. But optimizing your commercial property maintenance goes further than caring for shrubs and flowers. (Even though that’s important!) Keeping things clean and aesthetically appealing in spaces beyond the landscape or building curb is essential for upholding your asset value and business profile.

Building exteriors are one example. Outdoor-facing walls and facades can accumulate grime and dirt that hide cracks and cover areas that need attention; algae and mold trap moisture that, if left untreated, can lead to more serious problems. Periodic pressure washing of exterior walls and walkways will mitigate dirt and algae build-up, protecting walls and making paths safer—and more appealing!

Another issue to look out for is faded or broken signage, and parking lot markings that have worn away. When you see these elements every day, it’s easy to overlook their condition, but customers and visitors will likely see faded and worn exterior elements as a sign of neglect. Taking care of these details lets customers know you care.

A man in work overalls pressure-washing a building’s exterior as part of commercial property maintenance
Periodic pressure washing can improve appearances and prevent damage.

Likewise, grimy trash areas send a negative signal and, what’s more, will encourage pests. Pest infestations have a particularly negative effect on a company’s reputation and can drive away tenants. Regular inspection of trash areas and timely pest treatments, when needed, will help maintain a clean and hygienic environment. And don’t forget interior common areas. Well-kept lobbies, hallways, restrooms, and break rooms are vital to making a positive impression on tenants and visitors.

Whatever your industry, the state of your facilities has the power to impact—for good or bad—your company’s reputation in the marketplace. Regular cleaning and maintenance of both interiors and landscapes, along with the prompt repair and refurbishment of visible areas, will go a long way to maintaining your facility’s property value and your company’s positive reputation.

Maintenance to Boost Energy Efficiency

When it comes to your facility’s energy use and consumption, regular maintenance and careful management can significantly improve energy efficiency. Tenants appreciate energy-efficient and sustainable properties, and businesses that incorporate energy management into their building maintenance protocols can reduce operational costs.

Using occupancy data to strategically set HVAC schedules is an excellent way to maximize energy efficiency. As an alternative to traditional controls, which assume that buildings are fully occupied, an occupant-centric control is based on actual building occupancy levels and will allow you to reduce energy consumption without sacrificing tenant comfort. 

For example, reducing HVAC set points for winter nights, and then raising these setpoints for cooling on summer nights, can generate significant savings in energy, as the HVAC equipment is essentially turned off except when extreme temperatures are reached. Strategies like this—using occupant-centric control together with improved sequences—have been shown to reduce annual energy consumption by 30%.

These types of adjustments are possible even with relatively unsophisticated building automation systems (BAS). But some automated tools enable even more granular control of a building’s energy use. Known as energy management systems (EMS), these tools can greatly enhance your current BAS.

Although a building’s BAS can be considered an energy-saving system, it focuses primarily on controlling and monitoring various building systems. It does not provide data on consumption. An EMS, however, makes it possible to determine how much energy is being consumed and where. It gathers valuable statistics that can inform BAS programming. By utilizing the building’s BAS in conjunction with an EMS, facility managers have access to detailed data and analysis that can identify areas of inefficiency, allowing the BAS to be configured to optimize energy use.

Effective Communication and Response

A close-up of a man’s hand using a computer mouse, with a building schematic showing on a computer screen
Using the energy-saving features of an EMS in conjunction with the building’s BAS can optimize maintenance and cut costs.

While BAS and EMS systems (and checklists and master plans) are all important, perhaps the most effective means of optimizing commercial property maintenance lies with the building occupants themselves. Promoting an open line of communication with tenants in order to promptly address their concerns and maintenance requests is vital for tenant confidence and comfort.  By making it easy for tenants to report the maintenance issues that matter to them, from the burnt-out light in the lobby to the pothole in the parking lot, you let them know that you’re paying attention to their needs.

Making it easy for tenants to convey questions or concerns gives them a say in their environment and contributes to a harmonious owner-tenant relationship. And it’s not hard to do. Online portals and mobile apps are a great way to enable occupants to report issues and track the progress of their resolution. These platforms can also be used to inform occupants about upcoming repairs that may cause disruptions or the roll-out of new security protocols.

Whatever communication method you choose, being responsive and informative when dealing with tenants demonstrates your commitment to their satisfaction and will go a long way to reassuring occupants and visitors alike that you have their safety and comfort in mind.

Practice Makes Perfect

Optimizing commercial property maintenance is an ongoing process that requires dedication and a proactive approach. By conducting regular inspections, implementing smart planning, and prioritizing tenant needs, building managers can attract and retain tenants, and business owners can raise their company’s profile. A well-maintained property not only serves as a testament to your commitment to quality, it also lays the foundation for future growth.

Commercial Property Maintenance You Can Rely On

If you're looking to optimize your property’s maintenance, or your facilities aren't currently meeting your operational demands, PRIDE Industries can help. With more than thirty years of experience, and expertise in LEED and other premium certifications, we can help you lower costs and get the most from your building assets. Contact us for tailored solutions that prioritize efficiency and excellence.
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As environmental awareness continues to gain momentum, and customers become more cognizant of climate concerns, sustainable landscape design is growing more important. Businesses are now expected to play their part in safeguarding the planet’s future, not only in the products and services they offer, but also in the way they manage their own capital assets, including their commercial properties.

Organizations that nurture a sustainable landscape not only contribute to the greater ecological good, they also reinforce their reputations as environmental stewards and responsible corporate citizens. This is not just an eco-fantasy; it’s a reality that modern businesses are embracing and an area where ecological responsibility meets business brilliance.

Small steps, such as modifications to an irrigation system, or a bigger move—like replacing a water-thirsty lawn—will all make an impact.

Your company’s landscaping is part of its public image. And now more than ever, that image has to be sustainable. So, what does it take for a commercial property to have a sustainable landscape? The answer depends on your sustainability goals.

Maybe sustainable landscaping seems like a distant goal for your organization. Or perhaps you’re already considering a complete redesign. Or maybe you simply want to make small yet impactful landscaping changes. Whatever your goals, here are some of the best practices for transforming your outdoor space into a verdant haven that will both please visitors and raise your brand profile.

Sustainable Landscape Design and Redesign

The good news about embracing a sustainable landscape is that it’s not an all-or-nothing approach. Changes can be made step by step over time in a way that works best for your business. Small steps, such as modifications to an irrigation system, or bigger moves—like replacing a water-thirsty lawn—will all make an impact.

Whatever approach you take, incorporating one or all of these practices will go a long way to conserving resources, maintaining habitats, and creating stunning vistas.

  • Sustainable Hardscape Materials: This is where creative muscles can really be flexed! Eco-friendly hardscape materials like reclaimed wood, recycled concrete, or metal found at salvage yards and construction sites can be used in unique ways, giving these resources a new purpose that’s vastly different from their first-life use. Think railroad ties for low retaining walls instead of new lumber, and recycled concrete for walkways. Broken-down concrete can also be used as an alternative to rocks, gravel, and pebbles, allowing rainwater to filter into the soil instead of streaming into storm drains. These choices signal that your company values innovation, creativity, and resource conservation.
  • Rooftops and Walls: Roof gardens and green walls are not just Instagram-worthy property enhancements, they also provide numerous environmental benefits. Rooftop gardens in particular have been shown to reduce the urban heat island effect and to help insulate buildings during heatwaves and in cold weather, leading to energy savings from less HVAC use. Green or living walls can be constructed for vertical verdancy in several different ways, such as mounting soil-containing panels to walls, or installing a trellis system where climbing plants can grow from the ground up. Green walls do incur maintenance and installation costs; however, their net environmental value is a big positive. In addition to the calming effects of green, vibrant spaces, vertical gardens have been shown to reduce noise, temperature, and even particulate matter.
  • Native and Drought-Resistant Plants: Native plants that are well-adapted to the local climate can be a practical yet beautiful addition to any landscape. These plants are generally more resilient and often require less maintenance. In naturally dry climates, native plants have evolved to survive droughts, and these hardy species help conserve water resources. For colder climates, plant species well-adapted to frost and snow are good choices and often thrive with minimal intervention.
  • Sustainable Lighting: You can reduce the carbon footprint of your property by using energy-saving lighting in all outdoor areas. Energy-efficient LED lighting consumes significantly less electricity than traditional lighting options, leading to reduced energy consumption and lower utility costs. Moreover, LED lights have a longer lifespan, reducing replacement costs.
  • Solar Power: A great way to power your sustainable lighting is with solar energy. Solar lighting systems operate independently of a building’s electrical grid, and so are a viable option even if the building itself doesn’t use solar power. Although solar may not be an option for all parts of the country, many solar-powered fixtures have backup batteries for cloudy or rainy days. And with some lighting systems, the solar panels that power the lights can be installed in a different area from the light fixtures to optimize energy collection.

Sustainable Landscape Maintenance

Whether you’re managing small perimeter gardens with a few flowers, or large grounds with mature trees, regular sustainable landscape maintenance is imperative to optimize these environmentally friendly habitats and keep up appearances.  Here are some of the most important practices to keep in mind:

  • Integrated Pest Management (IPM): IPM is an eco-friendly approach to pest control that focuses on long-term pest prevention and minimal use of hazardous chemicals. It involves a combination of strategies such as monitoring, biological control, habitat manipulation, and targeted pesticide application. Adopting these practices reduces the reliance on harmful pesticides and herbicides and promotes natural insect populations that help maintain an ecological balance throughout the grounds.
  • Efficient Irrigation Systems: Even if you are not ready to switch to a new irrigation system, regular checks and maintenance of your existing system will go a long way to conserving water. Regular inspection across your entire irrigation network will mean leaks do not go unnoticed, and sprinklers can be kept in optimal working order. And if you’re interested in an easy, smart upgrade, consider installing an irrigation sensor that uses soil conditions and/or weather data to regulate watering schedules. These sensors can easily plug into your existing system, allowing you to modify the system without completely replacing it.
  • Mulching for Every Season: In the summer, laying down mulch prevents water evaporation around plants and shrubs. In the winter, mulch acts as an insulating layer. This easy and natural maintenance method is perfect for a sustainable landscape. There is one caveat, however: Be sure that the mulch you use is certified as all natural and chemical free, as some commercial mulches contain toxic chemicals that don’t belong in a sustainable landscape. Likewise, rubber mulch will not decompose or provide the soil with any organic matter. For these reasons, both artificially dyed and rubber mulch are best avoided. Consider asking your landscaper to generate mulch from your property’s tree and shrub debris. Even grass cuttings that would otherwise go to the landfill can be given a useful second life.

Show Off Your Sustainable Landscape

Yes, it’s time to boast. Now that you’ve taken steps to implement environmentally smart changes to your outdoor presence, here are some ways to let customers know about it.

  • Certification and Awards: Seek certifications like LEED (Leadership in Energy and Environmental Design) or recognition from local environmental organizations to validate your sustainable practices. LEED certification is a globally recognized symbol of sustainability and is associated with increased occupancy rates and higher rents. It’s recognized by ESG investors as validation of your environmental efforts and gives your company greater visibility. Displaying certifications like this prominently in your marketing materials and in your buildings acts as an ecological seal of approval.
  • Educational Signage: Install informative signs throughout the property to educate visitors about the sustainable features and initiatives in place. Small name plaques for native plants and shrubs, for example, not only raise awareness but also encourage engagement and support.
  • Sanctuary Spaces: Everyone loves being in a green space. Dedicating even a small area within your landscape to the enjoyment of customers, tenants, employees, and visitors will leave a lasting impression. A small gazebo or shade structure surrounded by native plants—or even a simple park bench under a tree—creates a peaceful oasis that visitors will remember.
  • Social Media and Content Marketing: Leverage social media platforms and content marketing to share stories, photos, and updates about your company’s sustainable landscape efforts. Invite visitors to take a walk through your landscaped areas. You can even post about the various plant species that are found in your sustainable landscape. Highlighting the positive environmental and community impacts of your landscaping choices will resonate with stakeholders and customers.
The green LEED certification seal
Advertise your sustainable practices with LEED certification.
An informational plaque in a sustainable landscape stands next to a native plant and reads “Yarrow, Achillea millefolium”
Placing informational plaques next to native plants and shrubs shows that your company is serious about sustainability.

Your Great Outdoors

A sustainable landscape presents a win-win scenario. Businesses that adopt environmentally friendly landscaping and maintenance practices not only reduce their ecological footprint but also bolster their reputation and brand identity. Your outdoor space serves as a tangible demonstration of your organization’s commitment to the environment, one that will garner support and loyalty from anyone visiting your premises or even reading about it online.

As the world continues to prioritize sustainability, businesses that embrace these green initiatives are better positioned to thrive in a landscape of eco-conscious consumers and environmentally aware stakeholders.

Your Sustainability Partner

Do you want to level up to a more sustainable landscape? Or maybe you’d like to obtain LEED certification? With more than three decades of facilities management experience, PRIDE Industries can meet all your landscaping design and maintenance needs. And our facilities maintenance and custodial services can help you raise your sustainability status indoors too.
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Commercial landscapes need irrigation. But, in many areas across the country, water is scarce, and conservation is critical. According to a report by the American Water Works Association (AWWA), Commercial, Industrial, and Institutional (CII) landscapes utilize 2.4 billion gallons of water per day. Meanwhile, the EPA reports that at least 40 states anticipate water shortages by 2024. So, when it comes to landscaping and irrigation, how can businesses save water while also preserving aesthetically pleasing environments?

To try to answer this question, we dive (get it?) into the areas of water capture and conservation.

Rainwater: Free Water for Landscaping and Irrigation

Let’s start with no-cost water—rainwater! One of the simplest ways to conserve water and lower irrigation costs is to capture rainfall and stormwater using rainwater barrels or cisterns. This strategy reduces dependence on municipal water supplies while decreasing the burden on local water infrastructure. Especially in regions facing water scarcity or drought conditions, rainwater harvesting conserves precious freshwater resources. What’s more, state and local agencies offer rebates and other incentives to companies that harvest rainwater.

According to a report by the American Water Works Association (AWWA), Commercial, Industrial, and Institutional (CII) landscapes utilize 2.4 billion gallons of water per day—a rate estimated to be twice that of per acre residential use.

Not only does rainwater harvesting make sense in droughted regions, but it can also provide environmental benefits in wet years and climates. Case in point, as California saw recent record-breaking storms, vast amounts of rainwater swept across parking lots and roofs, carrying pollution into streams and rivers while threatening erosion and straining storm management systems. Capturing and utilizing rainwater on-site, where it can be managed effectively, creates a free water supply while reducing the environmental impact of runoff.

Although pure rainwater is soft water and excellent for irrigation, stormwater often contains chemicals or sediments. To counter this, cisterns or larger rainwater harvesting systems can incorporate filtration mechanisms to remove debris and pollutants.

Revisiting Sprinkler Systems

Sprinkler systems for landscapes are necessary but often inefficient. Frequently, their dispersed water misses their targets, washes away over concrete, evaporates, or continues to spray even when it’s raining. The result isn’t just water waste. Energy is also wasted in pumping water from storage facilities. Fortunately, sprinkler systems can be modified and upgraded to benefit the landscape and your bottom line. Here are just a few possibilities:

  • Changing systems to suit the specific plants being watered can save a huge amount of water and benefit the plants at the same time. For example, bubblers work well for trees, while driplines are ideal for raised beds and sloped areas, where a slow application of water prevents runoff and soil erosion.
Landscape showing MP rotator
Switching sprinkler heads to multi-stream rotational nozzles can reduce overall water use to provide a saving of 30% to 45% in water use.
  • If a new irrigation system isn’t possible, consider retrofitting traditional pop-up spray heads. Switching heads to multi-stream rotational nozzles or matched-precipitation rotators can reduce water usage by 30 to 45 percent. And because they use fewer gallons per minute and distribute water more uniformly, these spray heads prevent overwatering and promote healthier plants.
  • Soil and weather sensors can be integrated into existing sprinkler systems, playing a crucial role in water conservation. Soil sensors monitor moisture levels in the soil, enabling irrigation to occur only when necessary. Weather sensors gather data on temperature, humidity, rainfall, and evapotranspiration rates, allowing for real-time adjustments to watering schedules based on actual weather conditions. Using either of these types of sensors can result in significant water savings and promote efficient water usage.

Permeable Paving: Water-Saving Hardscaping

Hardscapes are an essential part of commercial landscapes. Unfortunately, impermeable surfaces such as traditional concrete can lead to water runoff and evaporation, contributing to soil erosion and water pollution.

There is an alternative though—permeable surfaces. These surfaces function similarly to their traditional counterparts but with the added benefit of allowing water to percolate into the ground or a drainage system through openings or porous joints. Permeable hardscape materials include options like porous asphalt, pervious concrete, and permeable interlocking concrete pavement (PICP). These alternative surfaces offer a sustainable alternative for some hardscape areas, including several advantages:

Permeable hardscape path alongside grenery
Hardscaping that uses permeable paving prevents evaporation of water by allowing water to drain down to the groundwater level.
  • Stormwater Management: Permeable paving reduces stormwater runoff by allowing rainwater to infiltrate the ground rather than flow into storm drains. This minimizes the risk of flooding and the need for wet detention ponds.
  • Groundwater Recharge: By allowing water to penetrate into the soil, permeable paving contributes to groundwater recharge. This is particularly important in areas where water availability is limited, and conserving water resources is crucial.
  • Reduced Heat Island Effect: Permeable surfaces absorb less heat than traditional impervious surfaces like concrete or asphalt. This helps mitigate the urban heat island effect, where urban areas become significantly warmer than surrounding rural areas.
  • Improved Water Quality: Permeable paving facilitates natural filtration of stormwater as it percolates through the ground. The filtration process helps remove pollutants and contaminants, enhancing water quality and protecting local water bodies.
  • Cold Weather Advantages: Permeable paving has also been found to reduce the need for road salt. In fact, research from the University of New Hampshire showed permeable asphalt needs 0 to 25 percent of the salt typically applied to regular asphalt.

Back to Basics with Regular Landscaping and Irrigation Maintenance

Finally, regular and vigilant maintenance can be one of the simplest and most effective ways to conserve water. Small measures like regularly checking your irrigation system for leaks, and repairing them promptly, will go a long way toward lowering bills.

Regularly replenishing mulch around plants and shrubs is another effective practice for water conservation. Mulch acts as a protective layer on the soil surface, shielding the soil from direct sunlight and wind exposure. It helps retain soil moisture, regulates soil temperature, and suppresses weeds that compete for water resources.

Know Your Soil

Another water-conservation optimizer is knowing more about your landscape’s soil composition and your local water quality. With the help of a smart landscaping professional, this information can be used to set irrigation schedules to match the specific needs of the soil and plants. Soil that has high clay content, for instance, may require less frequent watering but for longer durations to ensure proper water infiltration. Conversely, sandy soils may need more frequent but shorter watering sessions to prevent excessive runoff.

And There’s More

These solutions can do more than help you create a sustainable, cost-effective landscape. They can help pave the way to achieving LEED (Leadership in Energy and Environmental Design) Certification for your facility. Not only does LEED Certification prove your building or facility is energy-efficient and eco-friendly, but it also demonstrates a company’s broader commitment to environmental, social, and governance concerns while attracting employees and investors with similar values.

Landscaping and Irrigation Solutions: Try One or Try All

Rainwater harvesting, updated sprinkler systems, permeable hardscapes. Just one of these measures can make a difference—not just when it comes to preserving a valuable resource for future generations, but also to your bottom line. With available rebates and a potential draw to sustainability-minded investors, it might be time to try out all of our suggestions.

Indoor air quality (IAQ) matters. The negative effects of poor indoor air quality on building occupants have been known for some time, and when the pandemic struck, discussions around poor IAQ became a hot topic again.

While the pandemic has receded, buildings and facilities owners and operators remain keenly aware of indoor air quality—not just because poor IAQ adversely impacts people’s health, but also because of its impact on business’ bottom lines.  In fact, according to the National Environmental Education Foundation (NEEF), inadequate IAQ costs the US economy more than $10 billion a year due to lower staff productivity and increases in sickness.

So, what factors contribute to the deterioration of indoor air quality, and what can be done to improve IAQ for occupants? To help answer these questions, we delve into some of the hazards and offer steps you can take to keep your building and its occupants healthy and happy.

Understanding Your Building’s Indoor Air Quality

The first step in improving indoor air quality is understanding its current condition. Just as outdoor air quality is tested and monitored to provide information for public health, IAQ testing and monitoring are crucial for ensuring that a building is safe and comfortable for its tenants, occupants, and visitors.

Fortunately, indoor air quality can be tracked and tested easily with handheld devices that show real-time component (pollutants and particles) levels in the air. What’s more, several devices can relay this information to mobile apps, providing actionable information to facilities management personnel.

Subpar IAQ can be attributed to a range of pollutants and the possibility of several being present simultaneously—all with hazards. Some indoor air pollutants can be two to five times worse than outdoor pollutants. That’s why the EPA’s Science Advisory Board rates indoor air quality among the top five environmental risks to public health.

It’s important to note that there are no definitive standards for indoor air quality. However, the CDC, ASHRAE, OSHA, and the WHO provide guidelines for maintaining clean air in buildings. And there is widespread agreement when it comes to bad-air culprits.

Contrary to the belief that improving IAQ comes with high costs, the reality is that the investment in IAQ improvements can result in better productivity and increased tenant retention, ultimately outweighing any initial expenses.

Smoke-filled air with helicopter
Some particulate matter or PM found in the air such as dust, dirt, soot, or smoke can be seen with the naked eye, while others are too small to be seen, but these can be even more hazardous.

Hazardous Measurable Pollutants to Monitor

Here are some of the more dangerous pollutants that building operators should monitor and test for.

  • Particulate Matter (PM): Some particulate matter or PM— dust, dirt, soot, or smoke—can be seen with the naked eye, but that which is too small to be seen can be even more hazardous. PM is measured by size: PM2.5/PM10 (particles with a diameter of 2.5 or 10 micrometers, respectively). To get an idea of how small particulate matter is, the average human hair is about 70 micrometers in diameter. These particles can get into the lungs and potentially cause damage to the respiratory and cardiovascular systems.
  • Volatile Organic Compounds (VOCs): VOCs are gases that are emitted from everyday products. Some may be harmless, such as the terpenes that come from cutting into an apple or peeling an orange. However, many—glues and adhesives, building materials, and even cleaning fluids—contain VOCs that are hazardous to human health, especially over the long term. Studies at Harvard’s T. H. Chan School of Public Health show that occupants exposed to high VOCs had significantly lower cognitive function scores, echoing other reports showing that low IAQ can cost businesses through reduced productivity.
  • Carbon Dioxide (CO2): CO2 is measured in parts per million (ppm), and increased levels can cause discomfort, fatigue, and reduced cognitive function. CO2-producing culprits include burning oil, gas, and coal. But human beings also produce CO2 with every exhale, so a combination of high occupancy and low ventilation in a room can mean less oxygen, resulting in the symptoms mentioned above.
  • Mold: It’s well known that mold spores can produce allergic reactions or even severe respiratory infections. Although spore measuring systems can detect spore counts around visible mold, they do not capture the full range of exposure. A better way to approach potential mold growth is to measure relative humidity (RH) and take proactive measures to reduce levels if they are too high. In addition to RH, dew point is another important measurement. If the indoor air temperature drops below the dew point temperature, condensation can occur on surfaces, leading to moisture accumulation with the potential for mold growth. Visual inspections and identifying musty odors are also important and reliable ways to identify the presence of mold.

Maintaining Good Indoor Air Quality

Once you have tested your building’s indoor air quality, what are the best ways to maintain good IAQ?  Whether you are starting with a good IAQ report card or find your facility’s IAQ lacking, here are key considerations to keep the good air flowing:

  • Air Filtration: For optimal filtration, install the highest-rated filters your HVAC will allow, preferably MERV 13 (or better) and HEPA filters that can effectively manage PM2.5. Your circulation rate is critical, too. Air should have a constant flow through the filters, even without cooling or heating being on. Changing filters frequently and regularly is also vital, especially if your system is carrying a lower MERV-rated filter.
  • Adequate Ventilation: Increasing the amount of outdoor air ventilation can dilute and remove VOCs by delivering a sufficient supply of fresh outdoor air while effectively removing stale air. To make this process energy efficient, utilize energy recovery ventilators (ERVs) or heat recovery ventilators (HRVs) to enhance ventilation. Ramping up ventilation rates can raise concerns about energy consumption and cost. Studies show that doubling the ventilation rate recommended by ASHRAE (American Society of Heating, Refrigeration, and Air-Conditioning Engineers) incurs a cost of less than $40 per person per year in various climate zones (and with ERVs can be as little as $10 per person). Meanwhile, the resulting productivity boost equates to $6,500 per person per year.
Even some cleaning fluids contain harmful VOCs. Ensure your cleaning team is using low toxicity products to avoid poor IAQ.
  • Proper Cleaning Practices: While regular cleaning can minimize dust, allergens, and pollutants, there’s a paradox: Some cleaning fluids emit VOCs. If possible, rely on low-toxicity, environmentally friendly products. If there is ever a need to use fluids with high VOCs, ensure adequate ventilation is in place. Additionally, make sure your cleaning crew is knowledgeable about VOCs, following effective cleaning protocols.
  • Regular Facility Maintenance: Maintaining your HVAC systems, including cleaning and inspecting air ducts, coils, and vents, will go a long way toward better IAQ. Address leaks and water intrusion as they arise, and monitor humidity levels to avoid mold growth. If humidity is high, humidifiers or dehumidifiers can maintain optimal RH levels.
  • Indoor Plants: Plants aren’t just aesthetically pleasing. They also boast IAQ benefits. Not only will indoor plants brighten your building’s interiors, but they can also help absorb certain VOCs and reduce CO2.

Indoor Well-Being

Improved indoor air quality is not only crucial for occupant health and safety, but it also provides tangible benefits for building owners and managers. Contrary to the belief that improving IAQ comes with high costs, the reality is that investing in IAQ improvements can result in better productivity and increased tenant retention, ultimately outweighing any initial expenses. By committing to a comprehensive IAQ strategy, commercial building owners and managers can create a healthier, more productive, and more attractive environment for their occupants, leading to long-term success and satisfaction for all stakeholders involved.

If you are seeking better indoor air quality for your building, maintenance or management of your facilities, or even if your building's systems are not meeting the demands of your operations, PRIDE Industries can help you to get your building working for occupants and your organization.
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“Our state is on track to lose 10% of its water supply by 2040.” So said California Governor Gavin Newsom in a speech announcing incentives to encourage the replacement of water-thirsty lawns with drought-tolerant landscaping. And California is not alone. One state over, the Nevada Legislature recently enacted a law prohibiting the use of irrigation for non-functional (i.e., purely ornamental) grass at commercial properties.

States are getting serious about water-wise landscaping and are making efforts to ensure outdoor spaces are more sustainable. This is apparent not only from the laws they’re passing, but also the cash rebates that many municipalities are offering to encourage owners and managers to transition their grounds to drought-tolerant landscaping. 

These rebates are just one of the many benefits of switching to eco-friendly grounds. Water conservation and reduced maintenance costs are two other plusses. To reap these benefits and make the most of sustainable grounds and landscapes, building owners and managers should keep the following methods and tools—and rebates—in mind.

Drought Tolerant Landscaping: It’s Not Turf

According to the Nevada Water Authority, approximately 825,000 gallons of water per year can be saved for every 15,000 square feet of land converted to water-smart landscaping.

Grass and lawns are the most water thirsty of landscaped areas. In fact, according to the Nevada Water Authority, approximately 825,000 gallons of water per year can be saved for every 15,000 square feet of land converted to water-smart landscaping. That’s a lot of water—and money—saved.

One way to create water-smart landscapes is to replace turf with xeriscape, terrain that requires little or no irrigation and is typically comprised of native and adaptive plants. These plants and shrubs naturally thrive in dry conditions. They’re also more resilient and can be as aesthetically pleasing as more water-thirsty options. Planting native or adapted plant species that are well-suited to the local climate also reduces the need for mowing, chemical applications, and other types of maintenance.

According to the Pacific Institute, commercial property managers can reduce landscape water use by 70% to 80% just by replacing turf with efficiently irrigated, climate-appropriate plants. Here are a few of the rebates available for turf replacement:

  • Southern Nevada Water Authority has a turf rebate program that offers rebates for businesses, HOAs, and multifamily properties. The rebate is $3 per square foot of grass that’s removed and replaced with desert landscaping and is available for up to 10,000 square feet of landscape per fiscal year.
  • Southern California’s West Basin Municipal Water District is offering rebates starting at $4 per square foot to remove non-essential grass on public properties in their service area. This offer includes free professional advice to help design new, water-wise landscapes. Any federal, state, or city property in the district’s area may qualify for rebates on parcels that range from 250 square feet to 200,00 square feet, with a maximum rebate value of $800,000.
  • The City of Sacramento offers Turf Conversion Rebates where you can convert to drought-tolerant landscaping and receive up to $1.50 per square foot of replaced turf (up to $50,000).

Smart Irrigation, Smart Savings

The first lawn sprinkler was patented in 1871, and it proved revolutionary in cementing the popularity of grass lawns—despite its inefficient design. Since then, the humble sprinkler has undergone several improvements, including the oscillating sprinkler in 1948 and the introduction of time-based controls in the 1960s. Yet studies show that despite these advancements, as much as 50% of the water used by modern sprinklers is wasted through overwatering. But new advances in sprinkler technology are changing that. 

Smart irrigation controllers are among these game-changing technologies. Far more effective than time-based control, smart irrigation controllers optimize water use by employing advanced technology and data analysis. They consider factors such as weather conditions, soil moisture levels, and plant water requirements to ensure precise and efficient irrigation. Most smart irrigation controllers are either weather based or soil moisture based. Both types can tailor watering schedules and run times for a sprinkler or drip system.

Weather-based controllers use various signal technologies to gather temperature, humidity, and even solar radiation readings (typically from a local weather station). The controllers use this data to automatically adjust irrigation schedules, ensuring the landscape receives the optimal amount of water for the current climate conditions.

A local controller for a smart irrigation system
Smart irrigation controllers use data about weather and soil conditions to adjust watering schedules.

Soil moisture-based controllers, on the other hand, take a more direct approach. These controllers utilize soil moisture sensors, placed underground, to gather data from the root zone of plants. The sensors estimate the soil volumetric water content—the portion of the total volume of soil occupied by water—and adjust watering accordingly.

The water-saving potential of these smart irrigation controllers and sensors is substantial, as was powerfully demonstrated by an EPA study of an office complex in Plano, Texas. The owners of the complex installed a weather-based irrigation controller, along with rain and freeze sensors. In addition, they committed to regular maintenance and repair work. The EPA study found that after these changes, the complex reduced its water use by 12.5 million gallons of water in the first year alone, for a savings of $47,000. The upgrades paid for themselves in only 1.5 years.  

Currently there are multiple local and regional agencies offering rebates on both weather-based and soil moisture-based irrigation controllers, including these water districts:

  • In Utah, the Washington County Water Conservancy District has a $75 rebate for irrigation smart controllers.
  • The Santa Clara Water District offers up to $50 for rain sensors and between $300 and $2000 (depending on the number of stations) for weather-based irrigation controllers.
  • The Metropolitan Water District of Southern California offers rebates of $35 per station for irrigation soil sensors and weather sensors as part of its Water$mart program. This program covers parts of Los Angeles, Orange, San Diego, Riverside, Ventura, and San Bernardino counties.
  • In Texas, the Water Wise Austin program offers rebates of $300 each for flow sensors, electronic devices that measure and regulate the flow rate of water within pipes, a critical technology for conservation. The program also covers 50% of the equipment cost, per station, for central computer irrigation controller systems, up to $10,000.

Irrigation Drip Systems

While most sprinkler systems could benefit from an upgrade, one approach to watering has long been known to be highly efficient: drip irrigation. This type of irrigation, which has existed for decades in one form or another, exceeds 90% efficiency, making it an effective, well-established technology for reducing overall water use. Drip systems are especially effective for sloped areas, due to the slow rate of water application. In these instances, the water soaks in instead of running off, avoiding soil erosion and water waste.

Although, just like sprinklers, drip systems do need monitoring and maintenance (to ensure they don’t become clogged or spring leaks), they offer other advantages in addition to cost savings:

Drip irrigation systems reduce water loss due to wind, evaporation, or watering of non-plant areas.
  • Soil Moisture Retention: By providing water directly to the root zone, drip irrigation helps maintain consistent soil moisture levels, preventing excessive drying or waterlogging. Maintaining optimal soil moisture levels in this way contributes to the resilience of plants during drought conditions.
  • Weed Control: Another advantage of drip irrigation systems is that they enable highly targeted watering, which works to starve weeds of water and cuts back on their growth. This in turn reduces maintenance costs.
  • Preventing Foliar Diseases: Overhead irrigation methods can lead to moisture accumulation on plant foliage, creating a favorable environment for the development of fungal diseases. Drip systems prevent excessive moisture on leaves, reducing the risk of foliar diseases and promoting healthier plants.
  • Landscape Design Flexibility: Inline drip systems offer flexibility in landscape design and installation. The tubing can be easily laid out in various patterns, allowing precise customization for different plant types, spacing, and landscape configurations.

We found these municipalities offering rebates on drip systems that may suit your landscape:

  • Municipal Water District of Orange County (MWDOC) offers rebates for businesses to convert areas irrigated by spray heads to drip irrigation. Rebates are at $0.50 per square foot of converted area, with a maximum of 50,000 square feet for each qualified customer.
  • Cal Water Conservation Rebate program offers $0.50 per square foot of landscape for spray-to-drip irrigation conversion for multi-family residential and non-residential customers; the maximum rebate is $5,000 for converting 10,000 square feet of landscape.
  • SVC Water is offering commercial customers in the Santa Clarita area $0.75 per square foot for spray-to-drip conversions.

Reap the Benefits of Drought-Tolerant Landscaping

No matter the size of a company’s landscaped terrain, customers and tenants appreciate organizations that embrace sustainability. This means that in following water-wise landscaping practices, companies not only lower their water and maintenance costs, they also please their customer base and burnish their corporate image.

Your Best Landscape

Whether you want to maintain the grounds you already have, or transition to more sustainable terrain, our grounds and landscaping team has the expertise to make your landscapes bloom. Contact us today to learn more about our award-winning services.
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From optimizing energy consumption to streamlining maintenance processes, facility engineers play a pivotal role in generating cost savings for businesses and building owners. And although operations vary across industries, there are several fundamental areas where facilities engineering is crucial for optimizing operational efficiency, leading to significant cost reductions.

Here we take a closer look at the benefits that facilities engineering can provide owners and occupants for buildings and their operations across industries.

Maintenance Planning: Extending Asset Lifespan, Minimizing Downtime

In 2018, the U.S. Energy Information Administration (EIA) conducted a survey of the country’s building stock. The survey, known as the CBECS (Commercial Buildings Energy Consumption Survey), found that the median construction date of commercial buildings in the U.S. is 1981, with 50% of building stock having been built between 1960 and 1999.

A 400-ton water-cooled chiller operating year-round at a 30% load requires almost 1.9 million gallons of makeup water just to replace evaporation losses.

While it’s no secret that regular maintenance services can extend equipment and building lifespans, reduce downtime, and avoid costly emergency repairs, with such a large stock of older buildings, preventative maintenance needs to be more strategic than ever.

Maintenance from facilities engineering teams that is planned instead of reactive, predictive instead of catch-up, is the optimum approach to smooth building operations, especially for older buildings. In addition to keeping these buildings in check and preventing repairs from becoming replacements, facilities management and engineering that is preventative will also have less negative impact on staff productivity—cutting costs in two ways.

Repairs become replacements when maintenance is deferred. Unfortunately, just because repair is delayed doesn’t mean daily use by building occupants will stop. Take a malfunctioning water heater, for example. Fixing it as soon as it starts to fail keeps a minor repair from becoming and more time-consuming and costly replacement.

Maintenance planning includes regular and timely inspections of all equipment. This will reveal the minor defects that can turn into major problems if not addressed. Regular inspections can uncover things like blocked air returns, missing pipe insulation, and daylight sensors that have been inadvertently covered. 

Energy Efficiency: Facilities Engineering for Optimized Operations

From hospitality to healthcare, whether the facility is large or small, implementing energy-efficient measures can significantly reduce utility expenses and increase sustainability.

Across nearly all industries, heating and cooling systems account for as much as 30% of a building’s energy consumption. Engineers can ensure this energy use is continually optimized. Cleaning and maintaining filters, detecting and sealing air leaks (which cause the HVAC system to work harder), and ensuring thermostat settings are adjusted according to weather and building occupancy—all these efforts contribute to improving the building’s efficiency.

Lighting is another area where energy can be saved. Switching to LED products throughout a building can reduce energy consumption by as much as 60% compared to typical lighting. With more sustainable lighting, maintenance requirements drop significantly. LEDs are rated to last 50,000 to 100,000 hours, which—with typical office usage—means it will take 12 to 20 years before a bulb needs to be changed!

With skilled engineers in place, areas of energy inefficiency can be identified using an energy management system (EMS) that monitors and manages energy consumption in real time. If you already have a building automation system (BAS) in place to control electrical and mechanical equipment, you can take efficiency to a higher level by layering in an EMS to provide comprehensive data analysis and reporting. With this additional data, facility engineers can then adjust the BAS to optimize HVAC, lighting, power, and other systems, reducing energy waste and maximizing operational efficiency.

A uniformed technician checks panel readings for a large automated system.
Facility engineers can optimize building operations by analyzing data from BAS and EMS systems.

Commissioning

Even with expert technology-aided energy management, as buildings get older operations inevitably experience a “drift” from the optimum efficiency level of a new building or a building commissioned after a change of operations. This drift lowers efficiency and increases costs. To combat this, facilities engineering can conduct further commissioning audits (re- or retro-commissioning).

Through commissioning, operational inefficiencies are identified and necessary adjustments, fine-tuning, or equipment replacements are performed to reset the building operations to optimal performance. Commissioning outcomes not only save costs on energy but also contribute to occupant comfort and overall building performance.

Ideally, commissioning reviews should be conducted every five years. These reviews are essential for meeting the challenges that high-tech facilities such as data centers, healthcare facilities, and labs encounter; and they can be cost-effective even for small businesses.

An ongoing study (last updated in 2022) of Existing Building Commissioning (EBCx) by the Lawrence Berkeley National Laboratory found that increases in energy efficiency from commissioning saved facilities as much as 19% in energy costs. The research, which looked at 1482 buildings across the United States, showed a median simple payback time of 2.2 years. And based on the results of an earlier version of the study (2009), the energy savings continue for another three to five years.

Although commissioning can sometimes include a recommendation for retrofits, the study showed that over 80% of the energy savings achieved in the surveyed buildings were obtained by scheduling, operation and control changes, and modifying setpoints and advanced resets. But whether operational changes or retrofits, these are all measures that can be conducted by facility engineers and technicians.

Water Conservation

Water conservation saves money and resources—and it’s another area where facilities engineering can make a big difference. Facilities engineers play a key role in designing and implementing water-efficient technologies and practices, which reduce water consumption and its associated costs.

One of the largest consumers of water and energy in a typical commercial building is the HVAC system. Heating and cooling accounts for as much as 48% of a building’s total water use. Facilities engineering teams can take several steps to reduce this water usage and save owners money.

For closed looped systems and cooling towers, engineers can install water meters that help troubleshoot operational problems, track water usage, and enable the benchmarking of water efficiency improvement projects. Additionally, regular inspections by engineers are essential to identify and fix any leaks in closed systems, thus ensuring efficient water use and preventing waste.

An HVAC cooling tower system mounted on a roof
In a typical building, cooling and heating systems account for as much as 48% of the water use.

The water conservation techniques that are applied to HVAC cooling tower systems, which use water to evaporate and cool air, differ from the approach taken with closed looped systems. In water-cooled chillers, where the water that remains after evaporation is periodically drained and replaced, a lot of makeup water is needed. For example, a 400-ton water-cooled chiller operating year-round at a 30% load requires almost 1.9 million gallons of makeup water just to replace evaporation losses.

By exploring alternative water sources for use as makeup water for cooling towers, facilities engineers can conserve this essential resource. For example, condensate from fan coil units and air handlers can be used as tower makeup water. Gray water (reclaimed water that can be used for non-potable purposes) is another viable source. Even rainwater can be harvested from rain barrels or cisterns to serve as makeup water. By “reusing” water in this way, facilities can reduce the need for fresh water.

Scale buildup in areas with hard water is another cause of inefficient water use—and can even damage cooling towers. To minimize this scale buildup, facilities engineers can blend soft water with the area’s natural hard water. This improves efficiency and reduces water consumption.

Water conservation opportunities can be found in other parts of a building as well. In restrooms and kitchen facilities, for example, retrofitting the aerators on taps and replacing high flow toilets with low-flow versions can significantly reduce water consumption.

Wide-Reaching and Efficient

From the rooftop to the curb, across different sectors and industries, facilities engineering is vital to the smooth running of any building. By leveraging their expertise, facilities engineers can offer opportunities to drive cost savings, enhance operational efficiency, and ensure a sustainable future for commercial buildings.

A Partner You Can Rely On

Want to optimize the water and energy efficiency of your buildings? Our integrated facilities management team has been helping organizations do more with less for more than three decades. Contact us today to learn more.
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