Facility Inspections, It’s Not Too LateWhile the summer has nearly escaped us, it is time to take one last look (inspection) at the maintenance tasks which should not be or cannot be performed in cold weather.
Paint
Inspect all painted surfaces looking for areas with worn paint, blisters or peeling paint. Be sure to prepare these surfaces and choose the correct type of paint before applying.
Pavement Sealcoating and Repairs
While concrete and asphalt repairs can be made at cooler temperatures, for the asphalt sealcoat to dry properly, a consistent temperature above 55° for a 24 hour period is critical.
Landscape Replacements
Fall is the best time of year to plant trees and shrubs. If replacing trees and shrubs, remember to adhere to the 2 Xs factor when preparing the hole for the root ball; dig the hole 2 times larger than the ball of the plant. Doing so provides a better growing medium for the plant’s roots. It will be critical to keep the root ball moist for several weeks after planting.
The cool days and nights of mid September and October are ideal for planting grass. Just as with tree and shrub planting, it is important to provide a good “bed” for the grass to root into. It will be even more important to keep the planted area moist. This can be done by misting the area several times throughout the day.
For a quicker green up (4wks +/-) include Annual Rye seed with your grass seed mix. Otherwise, expect seed germination to take 28-35 days (4-5 weeks).
Heating/Ventilation Inspections
Mid to late October; when the temperatures are cooler, provides the opportunity to test the capabilities of the heating/ventilation system. Your HVAC contractor or equipment manufacturer can provide a list of items to inspect for your particular equipment.
Exterior Light Repairs
As fall sets in the daylight hours will get shorter (and nights longer), it is important to make sure all of the exterior lighting is in proper operating condition. Cleaning the lens of debris and dirt will provide additional brightness and not require additional energy.
Door and Windows
While inspecting your windows, look for cracks in the caulk around the windows. In addition to a source for energy waste, it is a potential for water infiltration.
Door inspections should include making sure the door seals properly when in the closed position. Don’t forget to look at your overhead doors as well, to insure they seal tight.
The current economic climate has prompted many business owners to refocus on improving operational efficiency and productivity, while in many cases lowering operating costs at the same time. If your business falls into this category, you may want to consider upgrading your building envelope specifically your lighting system.
If your building systems are dated, a lighting upgrade may be a profitable investment regardless of the type of space, i.e. office, medical, industrial, etc. While there is an upfront cost, these upgrades typically have an average payback period of just over 2 years with an average return on investment of 45% according to the Energy Cost Savings Council. In many cases, assistance is available, for qualifying projects, to mitigate the initial cost of an upgrade. There are a number of programs offered by federal, state and local governments that are designed to incentivise the economics of a lighting systems upgrade. With the advantage of these incentive programs Miller-Valentine has designed and installed systems providing a payback of less than six months.
The benefits, beyond the financial indicators, are numerous and include:
Potential Advantages- Average payback 2.2 years*
- Average ROI 45%*
- Energy efficiency
- Lower utility costs
- Improved system performance
- Improved safety and health
- Noise reduction and lighting quality lead to fewer headaches, distractions, and less absenteeism
- Increased productivity
- Lower air conditioning demand
- Environmental impact
- Upfront cost to upgrade existing system or to replace with new
- Possible disruption during installation
- Cost of foregoing lighting upgrade
Given all of the potential benefits, the most common reason that owners do not move forward with lighting upgrades is the initial cost. This may be short sighted, particularly if the economic analysis is not comprehensive.
In addition to energy savings, a comprehensive evaluation includes labor savings based on longer lamp life and less maintenance typical of new high efficiency systems. Depending on the application and type of space, a lighting upgrade can potentially reduce HVAC demand further reducing utility costs. There are also a number of rebates and tax incentives that may apply to a lighting upgrade. In addition to these tangible benefits, there is a school of thought that assigns value for intangibles such as environmental impact and productivity. Case studies indicate that lighting upgrades can increase productivity by reducing distractions, illness and absenteeism. If your ballasts buzz or your lighting level and/or quality is not appropriate for a specific task, you may realize productivity gains beyond lower utility bills.
The US Department of Energy states that lighting represents 40% of the average commercial buildings electric bill. If you and your team are brainstorming ways to increase productivity while reducing long-term operating costs, lighting upgrades may be a great investment for your dollar. Miller-Valentine Group can help you navigate the evaluation process to determine whether a lighting upgrade is the right investment for you.
Making Your Office Green
These tips can improve both your office environment and your bottom line!
Switch to 100% recycled paper products wherever possible.
The average U.S. office worker goes through 10,000 sheets of copy paper a year. Make it a habit to print on both sides of the paper, post as much information on line as possible or send in a .pdf document. Reduce fax related waste by using a fax-modem.
Institute a recycling program that includes: paper, aluminum, glass, plastic, toner cartridges and phone books.
Choose suppliers who take back packaging for re-use.
Switch all light bulbs to compact fluorescents and use more task lighting.