Procesos que intervienen en la gestión de emprendedores

“ A safe, healthy, well-managed building is good business.”

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”.

Maintaining a good indoor environment requires a comprehensive approach that takes into consideration various aspects of an occupant’s health and comfort such as indoor air quality, lighting and noise levels.

Several features and management practices known to contribute to healthy indoor environments are present in most buildings. As shown in table 8, these include having cleaning contracts that require the use of environmentally preferable products, a documented means of addressing tenant indoor air quality (iAQ) concerns, iAQ training for staff, appropriate lighting levels, providing access to natural light in work areas, and acoustic privacy.

Unfortunately, there are several features and management practices beneficial to indoor environment that are not being implemented in many buildings (including Level 4 buildings). these include features such as personal controls over ventilation and lighting as well as implementing a schedule for cleaning lamps and group re-lamping.

FIGURE 63: INDOOR ENVIRONMENT SCORES OF CERTIFIED OFFICE BUILDINGS, BY REGION

Score (%) Northwest Territories Atlantic Quebec Ontario Manitoba Alberta British Columbia Saskatchewan 80.0 82.0 84.0 86.0 88.0 90.0 92.0 Average: 87.8 84.7 89.7 88.7 86.0 87.6 91.1 87.8 85.7

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

environmentally preferable products

98% 100% 100% 100% 99% 99%

Maintained checklist to control iAQ during renovations and repairs to avoid contaminating the air with fumes and dust

88% 96% 100% 89% 93% 92%

documented protocol for addressing tenants/ occupants concerns

100% 100% 100% 100% 100% 100%

An iAQ audit has been performed in the past year 58% 67% 89% 76% 68% 63%

Staff is sufficiently trained to implement an iAQ program

99% 99% 100% 99% 99% 100%

Lighting level conform to iES Standards (300 – 500lux)

81% 90% 100% 82% 86% 87%

80% of working areas have access to day lighting 77% 89% 89% 95% 78% 86%

Lighting controls are in place to turn off lights in areas not in use

56% 79% 94% 56% 63% 84%

Schedule for cleaning light fixtures 34% 50% 65% 34% 44% 46%

group relamping program 19% 32% 63% 21% 27% 30%

this section assesses how well building management is implementing and documenting its environmental management systems. Such management practices include setting conservation targets, implementing a sustainable purchasing policy, and putting in place an ongoing tenant communication plan which ensures occupants are aware of the building’s environmental initiatives as well as opportunities for becoming energy and

environmental stewards within the building.

Buildings across Canada consistently perform very well on the environmental management systems metric (Figure 64). As shown in table 9, most environmental management practices recommended in the BOMA BESt program are being widely implemented. More buildings would benefit from undertaking tenant satisfaction surveys and developing site maps that identify the location of environmentally significant features (such as hazardous waste), enabling more effective response in the event of an emergency.

FIGURE 64: EMS SCORES OF CERTIFIED OFFICE BUILDINGS, BY REGION

Score (%) Northwest Territories Atlantic Quebec Ontario Manitoba Alberta British Columbia Saskatchewan 82.0 84.0 86.0 88.0 90.0 92.0 94.0 96.0 98.0 100.0 100 95.9 97.8 91.7 89.2 94.6 98.2 98.1 Average: 95.6

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 performance targets

99% 100% 100% 100% 99% 100%

Written environmental purchasing policy 92% 98% 100% 93% 96% 93%

regularly updated list of environmentally preferred products

96% 98% 100% 100% 98% 95%

policy for purchasing energy saving equipment 92% 96% 100% 95% 94% 95%

documented procedures for appropriate response in the event of a building emergency

99% 100% 100% 100% 99% 100%

plans for responding to power failures 95% 100% 100% 100% 97% 96%

Site maps showing location of environmentally significant features to enable an effective response in the event of a building emergency

47% 61% 67% 47% 57% 51%

Communications strategy to tenants on ways they can contribute to the building's energy and environmental sustainability

100% 100% 100% 100% 100% 100%

Bell trinity Square, toronto, BOMA BESt Level 4 (Certified 2011)

Originally performed within the context of “race to reduce”28_{, objectives soon reached}

beyond the program’s scope. it was at these first meetings that an energy reduction goal was discussed and adopted with all tenants: a 6% reduction in energy consumption over the course of one year (2011 to 2012). By december 2012, the building was consuming approximately 14.2 ekWh/ft2_/yr.

this has resulted in over 1 million dollars of avoided costs per year – savings which Mr. Braun is quick to point out can now be used towards offering tenants an even higher level of service.

Below are the five key ingredients critical to Mr. Braun and his tenants’ success:

1. Set a shared goal

the goal should be based on historical consumption data and should be discussed with all tenants beforehand.

Sharing information on why this particular goal is achievable will make the objective real for tenants. Additionally, by setting a goal together, tenants are sharing the responsibility for achieving it. identifying a shared goal gets everyone on the same page, speaking the same language, and allows tenants to more effectively plan their own strategies.

2. Provide meaningful data, regularly

Every month tenants are provided with individual energy reports – identifying individual consumption patterns. this data is based on tenant feedback regarding what information is necessary to encourage internal decision-making around energy conservation. good data can also raise one’s curiosity: Why is one tenant consuming much more than the others? When are they consuming more? is employee density higher in certain offices?

StrAtEGY 1: SEt SHArEd GOAL

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/

COLLABORAtiON FOR ENERGY CONSERvAtiON

At BELL tRiNitY SqUARE, tORONtO

LEADER iN tENANt