Green Building Operations and Maintenance Manual Green Building Operations and Maintenance ...

250 Pages·2011·3.69 MB·English

Green Building
Operations and
Maintenance
Manual
A Guide for
Public HousinG
AutHorities

Green Building
Operations and
Maintenance
Manual
A Guide for Public
HousinG AutHorities
in tHe soutHwest
climAte reGion
copyright 2011 Green seal, inc. and siemens industry, inc. All rights reserved.
this manual has been registered with the united states copyright office and is subject
to u.s. copyright law and international treaties to protect the copyright and publication
rights of Green seal, inc. and siemens industry, inc. this manual may be downloaded
for use in accordance with its stated purposes and may be copied, reproduced, and/
or distributed in its original form for such purposes without modification and without
any fee. this manual may not at any time be modified or revised in any way, sold,
distributed, or licensed for a fee, or licensed for use by another party. whenever this
manual is copied, used, or referenced in accordance with these terms, reference must
be given to Green seal, inc. and siemens industry, inc.
siemens is the exclusive owner of all rights to the siemens name and siemens logo.
the appearance of the siemens name and siemens logo herein does not convey or
transfer any right of ownership, use or registration.
Green seal is the exclusive owner of all rights to the Green seal name and Green seal
logo. the appearance of the Green seal name and Green seal logo herein does not
convey or transfer any right of ownership, use or registration.
this manual was prepared to help Public Housing Authorities engage in more sus-
tainable building operations and maintenance practices. the manual is intended to
provide current and accurate information, and is designed to assist users in becoming
more familiar with the subject matter covered. such publications are distributed with
the understanding that the manual does not provide any legal, accounting, or profes-
sional advice that may be construed as specifically applicable to individual situations.
use of the manual is voluntary and reliance on the information in the manual should
be undertaken only after an independent review by the user. information provided in
this document is “as is” without warranty of any kind, either express or implied, includ-
ing but not limited to the implied warranties of merchantability, fitness for a particular
purpose, or freedom from infringement. All liability for any claims, losses, or damages
in connection with use or application of the manual is hereby disclaimed.
Green seal, inc. siemens industry, inc.
1001 connecticut Avenue, nw building technologies division
suite 827, washington, d.c. 20036 1000 deerfield Parkway
202-872-6400 buffalo Grove, illinois 60089
fax [phone]
www.greenseal.org www.usa.siemens.com/industry
Table of Contents
foreword ...............................................................................................................................v
Acknowledgments ............................................................................................................vii
contributing Authors .........................................................................................................ix
section one. mAintenAnce in common AreAs
1. cleaning Procedures and Products .........................................................................3
2. HVAc in the southwest climate region ..............................................................49
3. landscaping .............................................................................................................103
4.  lighting.......................................................................................................................127
5. Parking Garage and surface lot maintenance ..................................................161
6. Purchasing ................................................................................................................165
7. recycling and special waste Programs ..............................................................175
8. roofing maintenance .............................................................................................187
9. snow removal and de-icing ................................................................................193
10. water fixtures and conservation .........................................................................197
section two. unit mAintenAnce And turnAround
11. unit maintenance ....................................................................................................205
12. unit turnaround ......................................................................................................215
section tHree. residentiAl initiAtiVes for A Greener PHA
13. resident education and special Programs ........................................................227
iii

Foreword
in 2009, the u.s. department of Housing and urban development (Hud) set
aside $4 billion for facility improvements at public housing authorities (PHA)
across the country. As a requirement for receiving funding, PHAs had to com-
mit to implementing a series of specific actions to create energy-efficient, green
communities. one requirement was to create a Green building operations and
maintenance manual. with the help of siemens industry, inc., nine public housing
authorities took on this challenge.
the nine PHAs, siemens industry, inc., and Green seal are proud to have
joined forces to create this manual. the purpose of the manual is to serve as a
guide for PHA staff and residents to operate their facilities in a sustainable man-
ner by reducing the use of energy, water, and toxic chemicals, as well as by
increasing the quality of life for residents and employees. our hope is that the
manual will serve as a tool to help PHAs become green communities that lead
the way in the use of environmentally preferable products and more sustainable
operations. we hope, too, that the manual provides a catalyst for building staff
and residents to work together to improve the environment and the quality of life
in their communities.
many aspects of public housing facilities affect the health of residents and
staff, and of the environment in general. Heating and ventilating systems have
implications for total energy usage, as does the choice of lighting fixtures and
appliances. many types of paint, floor finishes, and cleaning products can result
in toxic air pollution and harm the health of staff and residents. choices in main-
tenance of building grounds also have health and environmental implications.
with the technology available today and the in-depth knowledge we have accu-
mulated on environmental sustainability, we can reduce the negative impact that
PHA operations and maintenance make on the environment. if followed, the rec-
ommendations in the manual would decrease the load of toxic or otherwise un-
healthful substances on workers and residents, and conserve energy and water.
v
this manual covers a broad range of facility and maintenance operations.
recommendations for green operations address heating, ventilation, and air con-
ditioning systems, water fixtures, and facility lighting—all of which can be altered
to increase system efficiency and conserve energy. the manual also includes
recommendations on sustainable landscaping, recycling, and green unit main-
tenance and unit turnaround procedures. in addition, Hud required all grant-
ees to involve residents in creating more sustainable communities; as a result,
this manual includes a resident education section with suggestions for setting
up recycling programs, helping residents identify and purchase environmentally
preferable products, and creating community gardens.
by adopting these guidelines and policies, PHAs can take a significant step
towards a sustainable society.
Please email any comments or suggestions about this manual to:
[email protected].
Mike Kearney Arthur b. Weissman, Ph.d.
senior director, energy and President and ceo
environmental solutions Green seal, inc.
siemens industry, inc.
vi
Acknowledgments
Many people and organizations have contributed to making this manual a reality.
first, we would like to thank the nine Public Housing Authorities that funded this
project:
• flint Housing commission, Mi
• Hamtramck Housing commission, Mi
• Housing Authority of the city of bridgeport, ct
• Housing Authority of the city of norwalk, ct
• Waterbury Housing Authority, ct
• Watervliet Housing Authority, nY
• Jersey city Housing Authority, nJ
• Housing and redevelopment Authority of duluth, Mn
• Metropolitan development and Housing Agency, tn
Without their interest in taking the initiative to create more sustainable public
housing, this manual would not exist.
We also want to thank the commonwealth of Pennsylvania, for whom Green
seal created the Pennsylvania Green Building Maintenance Manual in 2002. the
commonwealth generously allowed Green seal and siemens to use the 2002
manual as a starting point for this new and greatly expanded publication titled
Green Building Operations and Maintenance Manual: A Guide for Public Housing
Authorities.
to create this manual, which covers many different substantive areas, we
relied on a team of authors, identified in the contributing authors’ page that
vii
follows. We thank them for contributing their knowledge and expertise to this
important effort.
the Green building manual would never have come to completion without
the dedicated efforts of the project managers at Green seal and siemens. We
owe many thanks to Katherine Probst of Green seal and eng Kun taing of sie-
mens for their tireless work attending to the quality of the manual, while staying
within budget and on deadline. they were aided throughout the project by Justin
southwick of Wilmot, inc., a sustainability consultant to siemens who conducted
the energy assessment at each of the PHAs, as well as the training on how to
effectively use the manual. A special thanks is due to Andrew beauchamp and
christine chase of Green seal, who reviewed and edited many sections, tracked
down needed facts, and helped in many other ways throughout the project.
finally, we wish to thank our outside editor, Paula Whitacre of full circle
communications, and our outside designer, sally James of cutting edge design.
Paula’s editing resulted in major improvements to the consistency and clarity of
the text, while sally’s design expertise resulted in a manual that is much easier on
the eye, and is therefore much more accessible to the user.
viii