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1、How-To PlaybookHow To:Create Better BuildingsClick on title to see page2How To:Create Better BuildingsContentsHow-To PlaybookReimagining Elevators in Commercial Buildings.3How to:Evaluate Your Roofing System and Build a 5-Year Plan.5Building Operators:Now Is the Best Time to Lean Into Technology.8Wh
2、y Your Fire Sprinkler System Needs a Listed Antifreeze.11How Electrification Contributes to Decarbonization Goals.15OUR SPONSORS:Page 10Page 13Page 14Page 73How To:Create Better BuildingsPart 1:Reimagining Elevators in Commercial Buildings|BOMACONTENTSReimagining Elevators in Commercial BuildingsBy
3、Nick FortunaA long wait in a congested elevator lobby isnt merely an inconvenience.For building owners and managers,it can represent a real hit to their bottom line,frustrating their existing ten-ants and leading prospective tenants to consider other properties.Creating additional elevator shafts ma
4、y not be a realistic option,but thanks to advance-ments in elevator technology,there are easier ways to boost passenger throughput and maintain guest satisfaction,according to Jon Clarine,head of digital services at Atlanta-based TK Elevator.Throughout the pandemic,TK Elevator has seen increased dem
5、and for destination-dispatch systems,which naturally reduce the number of passengers in each elevator car to promote social distancing.Even as COVID-19 gradually abates,Clarine predicts interest in that technology will remain strong because it allows occupants traveling to the same floor to be group
6、ed together in the same elevator car,maximizing efficiency.Visitors use a keypad in the lobby to select their desired floor and are assigned a specific elevator.Since guests no longer are packed together at random in the first available car,they experience fewer stops on the way to their floor.CONTE
7、NTS4How To:Create Better BuildingsWant to avoid contact with frequently touched surfaces such as elevator buttons?Theres an app for that,Clarine said.After downloading the app,users can enter their desired floor number and receive an elevator assignment right from their mobile devices,an ideal solut
8、ion for occupants of office and residential buildings who typically visit the same floors time after time.For a customized experience,smartphone users can enter information about their daily routine into the app,including the floors they usually visit and their typical schedule,according to Melain W
9、ielkens,national director for service sales and national accounts at TK Elevator.Beacons installed in the elevator lobby will recognize that users smartphone as he or she approaches and automatically call an elevator to go to the pre-selected floor.Users gets a notification from the app and then jus
10、t have to tap a button on their mobile device to confirm their desired destination,Wielkens said.“Property managers are always looking for a way to differentiate their building from the one next door,and this is a very simple way to add that cool factor and improve the experience for their tenants,”
11、she said.Another key to boosting passenger throughput is to eliminate downtime for elevator cars,and new technologies are helping property managers do just that,Clarine said.Sensors and artificial intelligence are being used to collect and analyze data about elevator performance,including the speed,
12、smoothness and vibration associated with up-and-down movement.Armed with that data,building managers can schedule an elevator to be serviced before it breaks down.The data allow technicians to identify the problem and fix it right the first time,maximizing uptime,he said.In newer elevator models,acc
13、elerometers can be installed to monitor the performance of elevator doors,one of the most common maintenance issues resulting in downtime,Clarine said.In tall office buildings and residential towers,optimizing throughput might mean placing two elevator cars in the same shaft,Wielkens said.New techno
14、logy is allowing property managers to have two cars operating independently in the same hoistway,using the same guide rails and landing doors.Each car has its own traction drive,controller,ropes,counterweight and governor.In some applications,passengers use a ground-floor elevator that can reach mos
15、t of the floors in the building,while guests traveling to the highest floors take an escalator to the second floor to access the upper elevator car.In other applications,a“garage”may be installed that allows the upper elevator to travel above the top floor,enabling the lower elevator to reach the to
16、p floor,Wielkens said.During periods of low passenger flow,the control system can switch off one of the cars,reducing power consumption by 20 percent to 30 percent,she added.The control system monitors the distance between the upper car and the lower car,automatically decelerating them when they com
17、e into close proximity and eliminating the risk of collision.The twin-elevator system can boost passenger throughput by up to 40 percent without increasing the square footage devoted to elevator shafts,providing more useable space for building tenants,Wielkens said.“Its all about getting building oc
18、cupants to their destination as fast as possible,”she said.Part 1:Reimagining Elevators in Commercial Buildings|BOMACONTENTS5How To:Create Better BuildingsPart 2:Evaluate Your Roofing System|The Garland CompanyIts the part of our building most responsible for the safety and comfort of the people ins
19、ide,yet its also the most difficult part of the structure to monitor and assess.A buildings roof plays an important role in indoor air quality,energy efficiency and more,yet a proactive plan for a roofing systems lifecycle is difficult to achieve as many facilities managers are forced to react to le
20、aks and vulnerabilities after they occur.In this article,well review both a systematic approach to a roofing evaluation,and how to turn that evaluation into a well-considered 5-year plan.Evaluating your Roofing SystemThe Observation/Interpretation/Application(OIA)problem-solving model is utilized by
21、 physicians for patient evaluations,scientists for data diagnostic analysis and hermeneutical scholars for decoding ancient manuscripts.When used skillfully,this three-step problem-solving methodology serves as both an invaluable investigative tool and an effective framework to search for systematic
22、 solutions.Because of these attributes,the application of this model is useful when applied to roof system evaluations,notably roof inspections and leak investigations.The questions noted below,when answered with support from a full photgraphic history during the Observation Phase,will assist in the
23、 development of a complete Interpretation Phase.WHAT is being observed?WHERE is it occurring?WHEN is it happening?HOW is it evident on and below the roof?It cant be understated how important photo documentation is during this observation phase.In addition,using modern smartphone technology,an expert
24、 evaluator may find benefit in using video to capture both visual conditions and audio notes that can later be transcribed.How to:Evaluate Your Roofing System and Build a 5-Year PlanDuring a detailed roof inspection,the inspector may benefit from using marking paint or other means to note areas of v
25、ulnerability.Here blisters in the roofing system are sprayed orange.Water may be found beneath the roofing surface.Here an inspector identifies wet woodfiber insulation.CONTENTS6How To:Create Better BuildingsPart 2:Evaluate Your Roofing System|The Garland CompanyAs noted above,one of the most challe
26、nging aspects of roof evaluations is that the true story may lie below the surface.Just as a physician uses blood draws and X-rays to gain a better picture of our health,core samples,thermal imaging and nuclear scans can also be utilized to understand a roofs true condition,from the cap sheet all th
27、e way to the insulation and decking.Throughout the observation stage,it is tempting to move into“solutioning.”This recently invented verb comes from the software industry,and it describes a state when developers move too quickly to applying a ready answer that may address a near-term issue without c
28、onsidering the longer view.In our fast-paced and busy world,its enticing to think about checking a project off our to-do list and moving on to the next item,especially for a complex facility with many needs.However,in many cases,arriving at an easy solution too quickly during the observation phase m
29、ay leave other problems unchecked,or even allow them to grow and become worse a few months or years down the line.A quick,one-size-fits-all solution may also spend limited budget dollars on a replacement in areas of the roof where repair or restoration may be sufficient.Collaboration is the key to t
30、aking the insights gleaned from the observation phaseincluding notes from visual observation,core sample analyses,scansand interpreting them together with a roofing manufacturer and/or design professional.These conversations provide much-needed contexteverything from available CapEx budget to local
31、and regional goals for sustainability to expectations for the useful life of the building and more.Synthesized together,a plan will emerge where a strategy will emerge for areas of the roof needing immediate repair,near-term restoration or complete replacement.With this plan in place,a facility mana
32、ger will have effectively gotten out of a reactive posture toward roofing projects and into a proactively managed stance where a leak-free environment is the expectation,with no surprises and a lower total cost of ownership.This photo shows a side view of a 2”core cut sample.Core cuts are a valuable
33、 way to understand whether the current roofing system requires repair,restoration or complete replacement.The Garland C E 91st St,Cleveland,OH 800-321-9336CONTENTS8How To:Create Better BuildingsPart 3:Get LIT|First Onsite Property RestorationLeaning Into Technology-Benefits of Big DataTechnology is
34、everywhere in building operation and maintenance.Weve been programmed to believe that technology has permeated almost everything we do and how we operate.However,if you poked around a bit,or youve been around the industry for the past 20 years,there are some service areas that lag behind in digital
35、transformation,especially planning,risk management,mitigation and restoration.Big data,data intelligence and data-driven analysis can present many opportunities.Through evaluating the restoration services for commercial properties,First Onsite has identified a crucial gap that can be filled by using
36、 data intelligence and science to solve problems faster and create greater efficiencies.Leaning Into Tech(LIT)for the restoration business means a handful of things that ultimately benefit business owners and facility managers in many ways,especially enterprise businesses with multiple assets across
37、 large geographies.In fact,building operators and owners who have not yet started the practice of LIT for their prop-erties might take this process approach into consideration.We all need to ask ourselves one question:“Am I data literate?”To under-stand if you are,check out this article from the Har
38、vard Business Review about Data Literacy within your organization.According to author Rasheed Sabar,“Ninety percent of business leaders cite data literacy as key to company success,but only 25%of workers feel confident in their data skills.”Building Operators:Now Is the Best Time to Lean Into Techno
39、logyBy Scott CousinsScott Cousins,Chief Information Officer,First Onsite Property Restoration“As companies rely more and more on data,and it creeps into more parts of the business,data literacy is a skill that everyone has to have now.But,evidence suggests that most companies are still struggling to
40、 build this skill.”Rasheed Sabar,Harvard Business ReviewCONTENTS9How To:Create Better BuildingsEvaluation of Current Systems-Data-Driven OpportunitiesOur primary role in the services we provide is to come up with solutions and make decisions.fast.The situations we find ourselves in can be dangerous,
41、complex,rapidly evolving and require our team to implement quickly.The more information our cli-ents and partners can pro-vide to us from the start,the better prepared we are to fix a situation.Collecting the data up front is imper-ative.In our evaluation of this approach,we realized that we could b
42、e drawing on all the data we collect to create efficiencies in our services.This includes sharing the data with our clients so they can be prepared for business interruption,insurance claims and reconstruction.This data-driven approach helps us serve our clients,and we are ultimately held more accou
43、ntable using the data for project transparency.Understanding the Diversity of Our Partnerships-Creating ConnectivityOne of our core values at First Onsite is providing a great employee experience.Our team is everything:They work long hours in remote locations,especially during storm responses and na
44、tural disasters.To best serve them,the technology we are evaluating includes how we can make their jobs less arduous for documentation,project reporting,cost estimating and other data capture.By securing this information in real time to a dedicated cloud repository,we save them time,energy and frust
45、ration.The key here is to make sure our dedicated team is data-literate,meaning they need to know not only how to collect it,but also how to use it with clients,owners,brokers,risk managers and subcontractors.This extends to all our departments at First Onsite.We need to speak the same language inte
46、rnally and externally when it comes to our clients data.In drawing the data connections from the collection point on site and throughout the insurance claims documentation processand by sharing those connections with clientstransparency is inherently built into our operations.Building owners and ope
47、rators should expect transparency from their restoration partners.As building owners and managers with multiple assets in a broadening geographical footprint lean into data-driven approaches,it will yield long-term benefits and positive outcomes.The discovery process is especially enlightening and a
48、s industry partners,we are dedicated to sharing the data along the way.Part 3:Get LIT|First Onsite Property RestorationCONTENTSSCAN THIS CODE TOLEARN HOW WE CAN HELP YOU RETURN SAFELY.11How To:Create Better BuildingsPart 4:Compliance,Safety&Savings|freezemaster AntifreezeOwners and facility managers
49、 of buildings in cold weather regions with antifreeze fire sprin-kler systems are about to face a big compliance change.The decade-long grace period for legacy antifreeze in fire sprinkler systems comes to an end on September 30,2022.By that date,all systems with unlisted antifreeze made of glycerin
50、 and propylene glycol must be drained and refilled with an agency-listed,factory pre-mixed antifreeze.Not sure whether or not your sprinkler system will be affected,let alone how to choose the right antifreeze product for your system?Dont worrywell tell you everything you need to consider,including
51、compliance,safety,cost effectiveness and field support.Putting Safety FirstAfter incorrect concentrations of flammable ingredients in legacy fire sprinkler antifreezes ignited and caused several well-publicized tragedies,the National Fire Protection Association(NFPA)took action to eliminate the dang
52、erous con-sequences of human error when diluting or mixing antifreeze products in the field.With the objective of increasing safety through ensuring an always-precise formulation,they required that fire sprinkler antifreeze must be agency-listed and factory Why Your Fire Sprinkler System Needs a Lis
53、ted AntifreezeBy freezemaster Antifreeze CONTENTS12How To:Create Better BuildingsPart 4:Compliance,Safety&Savings|freezemaster Antifreezepre-mixed for installations moving forward.They also specified that existing antifreeze systems must switch to a listed antifreeze by September 30,2022.This once-d
54、istant deadline is now just a few months away,and now is the time to assess the needs of your building and system to prepare for the end of the unsafe legacy antifreeze era.Making the Right ChoiceThe switch to a safe,listed antifreeze will represent a cost,but not all listed antifreeze products are
55、equal.Like sprinkler heads,antifreeze listings and installation parameters can vary.When working with your sprinkler system maintenance provider to select the right listed antifreeze for your building,it is important to consider these questions:Will it adequately protect the system from freezing?Is
56、it specifically listed for use with the type and size of my buildings fire sprinkler system?Will it provide cost effectiveness both short-and long-term?In the event my service provider or I need support,is it backed by in-field product experts?Freeze Protection Technology Like No OtherPrecisely form
57、ulated by Lubrizol Advanced Materials,a specialty chemical company with more than 30 years of fire safety expertise,UL-listed freezemaster antifreeze delivers the safety,performance and assurance you can rely on.freezemaster antifreeze has the most flexible applications listing of any product on the
58、 market today,which makes switching to a listed antifreeze much simpler.Unlike competing products,freeze-master antifreeze is listed for use in all piping systems,including galvanized,and has a unique listing for large volume Ordinary Hazard I&II systemsmeaning there will likely be no need for major
59、,expensive system changes.Additionally,freezemaster antifreeze has a corrosion inhibitor package that outperforms its competitionexceeding UL 2901 standards by preventing corrosion up to 65 percent and guarding against microbiologically influenced corrosion(MIC).Correctly installed and maintained fr
60、eezemaster antifreeze lasts for years without needing to be flushed or replaced,meaning your system can pass years of annual inspections without incurring the cost of additional service or changeouts.Making the necessary changes to switch to listed antifreeze alone can cost you both time and money i
61、f done incorrectly.Choosing freezemaster antifreeze means getting fast,personalized service from two expert companies,Lubrizol and Viking.Were committed to providing you with localized support and information when and where you need it.Be sure to discuss the NFPA 25 standard deadline with your sprin
62、kler service contractor and visit for more information,resources and support.CONTENTS 2022 Lubrizol Advanced Materials,Inc.,all rights reserved.All marks are the property of Lubrizol Advanced Materials.Lubrizol Advanced Materials is a Berkshire Hathaway company.Stay compliant.Stay safe.Save money.Fa
63、cility owners and operators in cold weather regions are up against a tight timeline to comply with new safety requirements for antifreeze fi re sprinkler systems.NFPA 25 standards require all antifreeze fi re sprinkler systems to switch to an agency listed antifreeze by September 30,2022.Making the
64、switch can be simple with freezemaster antifreeze.Choose freezemaster antifreeze for:COMPLIANCE:UL-listed to meet NFPA requirements for antifreeze systems.SAFETY:Remains in a liquid state down to-12F(-24C)so the system performs as expected in a fi re.SAVINGS:Has the most fl exible application and vo
65、lume allowances of any product on the market today,minimizing the need for system changes and maximizing cost effectiveness.LONGEVITY:Includes a proprietary corrosion inhibitor package that effectively reduces pipe corrosion by up to 65%,resulting in lower long-term maintenance costs and longer syst
66、em life.SIMPLICITY:Colored blue for easy visual verifi cation,making installation and inspection a breeze.SERVICE:Backed by dedicated fi eld experts at both Lubrizol and Viking.Get service when and where you need it.Contact the freezemaster antifreeze team to schedule a consultation.Were ready to he
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68、0-991-6744 Fax:480-443-15How To:Create Better BuildingsPart 5:How Electrification Contributes to Decarbonization Goals|BUILDINGSHow Electrification Contributes to Decarbonization GoalsBuilding electrification is gaining steam thanks to a greener grid and a drive toward decarbonizing.Is it time to el
69、ectrify your building?By Janelle PennyWhether your building is utilizing steam,natural gas,propane or fuel oil,youre probably feeling the pressure to electrify.Building electrification is gaining steam because the grid is getting greener.As the grid mix shifts to include more solar,wind power and ot
70、her sources of renewable energy,electricity is responsible for increasingly lower carbon emissions compared to directly burning fossil fuels for power,as many buildings are still doing.As states,cities and even individual buildings set decarbonization goals,its worth looking at how buildings contrib
71、ute to carbon emissionsand how they can contribute to solutions.“The shift to more electrical uses of energy is essential to reduce carbon emissions and prepare infrastructure for a grid that is powered by distributed renewable energy sources,”said John Vernacchia,energy transition segment director
72、at Eaton.“The most important focus is on creating a low-carbon future so that we can improve the quality of life and protect the environment for people everywhere.”CONTENTS16How To:Create Better BuildingsThe benefits of electrifying new construction,aside from generating fewer emissions,are obvious.
73、You can eliminate the infrastructure necessary to accommodate non-electrical sources of energy,such as gas piping,which reduces the costs to construct your building.But how can existing buildings benefit?To understand the pressure for todays existing buildings to electrify,its important to understan
74、d the factors behind the shift to all-electric operation.Whats Driving the Push Toward Electrification?The move to electrify buildings is rooted in a larger effort toward decarbonization.Cities and statesand in some cases,individual real estate ownershave set carbon emissions targets and are looking
75、 at different ways to achieve those goals.Because buildings are such major players when it comes to energy use and greenhouse gas emissions,theyre a big piece of this puzzle,which is why regulations and incentive programs are increasingly targeting buildings.For example,in New York Citywhere buildin
76、gs account for roughly two-thirds of greenhouse gas emissions,according to the cityLocal Law 97 requires most buildings over 25,000 square feet to meet new energy efficiency and greenhouse gas emissions limits by 2024.Even stricter limits take effect in 2030.The goal of the law,passed in 2019,is to
77、reduce the emissions of the citys largest buildings 40 percent by 2030 and 80 percent by 2050.Building performance standards targeting the existing building sector,such as Local Law 97,are likely to become more commonplace and could make electrification an essential strategy for building owners,said
78、 Mark Lessans,senior director of sustainability and regulatory affairs for Johnson Controls.Other factors driving increased electricity adoption are focusing on incentivizing good behavior.In Rhode Island,the Zero Energy for the Ocean State(ZEOS)pilot program supports the construction of highly ener
79、gy-efficient buildings with zero net energy consumption,said Matt Duggan,AIA,project manager for The Architectural Team(TAT).The firm converted a neglected 1881 textile mill into mixed-income rental housing and is now constructing another multifamily development on the same campus with the help of a
80、 grant from ZEOS.The project features photovoltaic panels on the carport and building roof,electric cooktops and ovens for residents and a central air source heat pump domestic hot water system,Duggan said.An executive order signed by President Joe Biden last August encouraging the adoption of elect
81、ric vehicles(EVs)may also push building owners to electrify,Vernacchia said.The executive order calls for 50 percent of all passenger vehicles sold by 2030 to be electric.A shift to electric vehicles would require updated electrical infrastructure in both homes and commercial buildings.“With EV adop
82、tion on the rise,many states are challenging building owners to develop EV-ready power distribution systems that have the electrical infrastructure capacity,dedicated branch circuits and other equipment to distribute power to EV parking spots and support future installation of charging stations,”Ver
83、nacchia explained.Electrification and Resiliency Planning Building electrification can advance resiliency,Vernacchia said,especially when building owners and managers are able to create electrical systems that both meet todays challenges and anticipate whats ahead.As you electrify your building,plan
84、 for your future capacity needs,which can help avoid elevated Part 5:How Electrification Contributes to Decarbonization Goals|BUILDINGSCONTENTS17How To:Create Better Buildingscosts later.Opt for infrastructure that keeps the power flowing to essential loads while helping you gain control over consum
85、ption.“For example,optimizing electric vehicle charging will be especially essential to meet increasing electricity demand with existing capacity,”Vernacchia said.“Smart circuit breakers and charge man-agement software will enable more installed chargers that deliver the optimal amount of power that
86、 chargers need.When available capacity is reached,charge management software limits electricity consumption and reduces the available power.This integral approach to load management avoids exceeding the incoming service capacity.”Buildings are increasingly incorporating microgrids to prepare for the
87、 unexpected,Vernacchia added.Microgrids that incorporate solar and storage help improve resilience during grid outage events.How to Get Started Ready to electrify?Start by having the electrical infrastructure of your building assessed to make sure it can handle additional loads,Vernacchia advised.Co
88、nsider starting with on-site renewables,energy storage or software solutions that help boost your capacity and make better use of the existing infrastructure.“These upgrades open the door for a building to become a revenue-generating engine thats intelligent,efficient and resilientin short,a good gr
89、id citizenall while providing essential protection to ensure the power is always on,”Vernacchia said.Next,look at where you can phase out older fossil fuel-powered equipment with an electricity-pow-ered version when its time for a replacement or upgrade.Using a heat pump for domestic hot water is a
90、good first step,Duggan explained.Replacing heating and cooling systems with air source heat pumps can also be extremely efficient,but work best when your envelope and windows are tight.“If you have an existing building that doesnt have continuous insulation,or the windows are located such that there
91、s thermal bridging,there will be challenges with retrofitting the insulation to get it to where it needs to be,”Duggan said.“Domestic hot water can be done separately from that.”As you shift away from older fossil fuel-powered equipment,youll reap the benefits of electrifi-cation,Lessans saidin part
92、icular,the core benefits of carbon emissions reductions and significant operating cost savings.For the end uses in your building that can be efficiently electrified with heat pumps,you should see significant reductions in both site and source emissions,Lessans said:“Youre going to have an easier pat
93、h to decarbonization targets,regulatory compliance and lower utility bills as a result.”Part 5:How Electrification Contributes to Decarbonization Goals|BUILDINGSCONTENTS18How To:Create Better BuildingsOUR SPONSORS:Resources:n BOMA Internationals Getting Back to Work 3.0:Building Re-Entry Best Practi
94、ces in a COVID-19 Realityn BOMA International COVID-19 Commercial Real Estate Impact Studiesn BOMA Deep Dive No.1:Charting a Path to the Future of the Officen BOMA Deep Dive No.2:Tenant Culture and the Psychology of the Returnn BOMA Deep Dive No.3:Health,Wellness and Sustainability Beyond COVID-19n
95、BOMA Deep Dive No.4:The Office Buildings Role in the Optimized City of the Futuren BOMA Deep Dive No.5:Taking the Pandemic Pulse of Healthcare Real Estaten BOMA Deep Dive No.6:Getting Creative With Vacant Spacesn BOMA Deep Dive No.7:Property Professionals Accelerate on Their PositivesWebinars:n Comm
96、ercial Real Estate at a Crossroads:Workplace Trend Insights from BOMAs Second COVID-19 Impact Study(June 30,2021)n Commercial Real Estate at the Crossroads:Tenant Expectation and Investment Insights from BOMAs Second COVID-19 Impact Study(June 25,2021)n Commercial Real Estate at a Crossroads:Office
97、Occupancy and Demand Insights from BOMAs Second COVID-19 Impact Study(June 21,2021)n BOMA Internationals How Virtual Is Redefining Real Estate (May 25,2021)n BOMA Internationals Making the Most of a Changing Work Landscape (May 11,2021)n BOMA Internationals The New Tenant Amenity:Health&Wellness (April 27,2021)n BOMA Internationals Budgeting for a New Normal:What Should You Be Prioritizing?(August 25,2020)n BOMA Internationals Getting Back to Work:Preparing Buildings for Re-Entry Amid COVID-19 (May 6,2020)ResourcesCONTENTSPage 10Page 7Page 13Page 14