GREEN SCENE
LIqUIDITY CRISIS Responsible water management in
buildings will increase efficiency and lower costs
JOHN KLEIN
(jklEIn@jdmGmT.
com) IS THE
PRINCIPAL OF JDM
ASSOCIATES. HE
CO-AUTHORED
THE NEW IREM
KEY REPORT,
A PRACTiCAl
GuiDE To GREEN
REAl ESTATE
MANAGEMENT
WITH JDM’S
ALISON DRUCKER
AND KIRK VIzzIER.
PURCHASE A
COPY OF THE
IREM KEY REPORT
A PRACTICAL
GUIDE TO GREEN
REAL ESTATE
MANAGEMENT AT
WWW.IREM.ORG.
“when the well’s dry, we knOw the
wOrth OF water.”–Ben Franklin,
1746 Long before the first municipal water
systems, buildings had rain barrels, wells or
cisterns. People used water judiciously because
it was scarce. Unfortunately, modern delivery
systems and highly subsidized pricing have created the illusion that water is both unlimited
and free, inciting gluttonous consumption. As
our economy continues to recover from the
recession, experts forsee a looming shortage in
our water supply.
The pending shortage could have profound
effects on the real estate industry. Investors and
developers will face new risks in some locations while property managers everywhere will
need to increase water efficiency to keep costs
down. Local authorities are already responding
to dwindling supplies by raising prices: in the
five-year period from 2003 to 2008, water prices
in the United States jumped an average of 30
percent. In some cities, costs have doubled in 10
years. As this trend continues, properties with
efficient water management programs will yield
greater returns.
Most water used in a building is for restrooms,
cooling systems and landscaping. Reducing
restroom water can be simple and inexpensive.
Installing aerators on sinks and retrofitting pre-
1994 toilets and urinals with low-flow or dual-flush kits, will significantly reduce water flow
rates.
While cooling towers are an energy-efficient
method of cooling, systems must be maintained
properly. Engage a treatment specialist to optimize water efficiency, thereby reducing water
and chemical costs.
If your suburban office or multifamily property has landscaping, it likely guzzles 40 percent
of your total consumption. Irrigate plants more
effectively by watering at night and readjusting sprinkler heads regularly so they are not
spraying sidewalks or walls. Where appropriate,
install drip irrigation to deliver water directly to
plant roots.
Surveys have shown that more than 50 percent of landscaping is overwatered. Avoid this
by reducing watering times. When replacing
landscaping, install local, drought-resistant
plants that generally survive on rain rather than
foreign species requiring irrigation.
Irrigate with recycled rainwater or greywa-ter systems. Install tanks or build aesthetically pleasing retention ponds to store recycled
water. When doing a major build-out or reconstruction, install dual plumbing lines to supply
toilets with the salvaged water.
Review your water bills to know how much
you are using and what you are paying. Using
ENERGY STAR Portfolio Manager is an excellent way to benchmark your water consumption. In many areas, sewage treatment charges
far exceed the cost of the water itself. Some
properties pay sewer charges for irrigation and
cooling tower water that does not even enter the
sewer. Many municipalities permit submeter-ing this water to receive credits or deductions;
contact your local provider of sewer services for
more information.
Lowering water consumption cuts costs, and
it’s increasingly critical that we start conserving this valuable, limited resource. We’ve all
become addicted to water consumption—now
it’s time to dry out. n
