1. The full collection of published articles.

2. Speaking Up in 2011
Welcome to the first annual review of blog articles published to Speaking of Green – a complete
collection of the insights, analyses and best green building management practices posted in
2011 by CBRE professionals and our industry partners.
Articles are reprinted in reverse chronological order, with the most recent appearing first. Since
Speaking of Green’s first article on February 21, 2011, entitled “New standards shed light on
LED technologies” by Georgi Zatloka, the blog has grown in popularity and participation,
exploring topics as diverse as turning trash into cash to the true value of environmental vehicles
and getting a building LEED certified. The blog also features a carbon calculator and a video
component, providing additional interactivity to complement the articles.
Important credit should be given to CBRE’s Green Knights, who comprise a coalition of some
100 building leaders throughout the U.S. and who contributed significantly to the content posted.
These professionals, which include property, operations and energy managers, along with
building engineers and technicians, have exceptional insight into contemporary green building
issues and bring a strong measure of authority (many are both LEED AP and trained through
BOMA BEEP) to the subject of sustainability. As a whole, the Green Knights are considered the
preeminent active body of commercial real estate leaders in the green building movement; as
individuals, Speaking of Green allows each to give voice to their expertise on a valuable topic.
We hope you enjoy scanning the articles for any additional insights you may glean from content
published in 2011, and look forward to presenting you with increasingly useful articles in 2012,
from those who speak from experience.
The Editors
www.cbre.com/speakingofgreen
Sample key words tagged during the year:
BOMA Greenbuild Recycling
Earth Day Guide Regulations
Earth Hour LEED Study
Energy Legislation Technology
ENERGY STAR Lighting Water
NOTE:
Press Ctrl + F to search an item within this document.

3. Get smart about your career December 16, 2011
Hal Myers – Senior Director of Marketing
If education opens doors, then you might say LEED® professional accreditation provides a
valuable key, offering aspiring leaders of the green building movement with a golden
opportunity for professional growth and career development, as well as a larger voice in the real
estate industry.
Tim Shen, LEED AP O+M and Director of Sustainability in Asia, is a great example,
having converted a personal interest in green building issues into a position of
expertise on matters of sustainability through a drive towards increasing his
knowledge. Tim, who became a LEED AP in 2009, now plays an important role in
CBRE’s efforts to integrate its green building initiative on a global level. In fact, he is
just one of a growing cadre of CBRE professionals who sees sustainability as not
Tim Shen
only a constant in the everyday equation of commercial real estate services, but as
LEED AP O+M an opportunity to translate corporate responsibility goals and commitments of CBRE
clients into a customized green building strategy. This speaks to a growing focus in all global
regions, where CBRE professionals are taking the industry lead in helping clients achieve higher
standards of sustainability that improve operating efficiencies, support regulatory and social
responsibility standards, and enhance a company’s image.
“Becoming a LEED AP has had a significant positive impact on my personal career
development,” according to Tim, who was recently featured in USGBC’s LEED Professional
Newsletter. “Taking the initiative to study for and achieve this credential demonstrated my
personal commitment to CBRE, and I believe contributed to me eventually becoming regional
director of sustainability. It has certainly helped open a lot of doors for me and allowed me to
meet a very broad spectrum of green building practitioners from all over Asia and around the
world, which has culminated in being involved in the formation of Platinum, the world’s first
society for LEED professionals, based in Hong Kong.”
In other words, a professional credential like LEED AP is a win-win, giving the credentialing
organization critical support in a growing market while boosting the visibility of one of its
member professionals. Let’s not forget: USGBC is a relatively young organization, minting its
first LEED-certified building only 10 years ago. In September 2011, the organization announced
its 10,000th certification. Emerging leaders like Tim are helping to accelerate both awareness of
sustainability and implementation of green building standards that are pushing the industry
collectively forward.
Obviously, credentials that spawn from continuing education, like the LEED Green Associate
(precursor to LEED AP) or programs offered through BOMA, IREM, ISO and other
standardization bodies, can help launch – or at the least extend – one’s commercial real estate
services career, whether it’s related to engineering, property management, brokerage,
consultation, valuation or even marketing.
“I generally encourage everyone I meet who is at all involved with real estate to consider
acquiring a LEED credential,” says Tim. “Regardless of profession or professional background,
if you’re involved with buildings in some way, this is an excellent qualification to hold.”
Which begs the question, is this all about LEED?
“While most countries in Asia have their own national green building rating systems which are
robust and successful in their own right, we’ve seen the market adoption of LEED across the

4. region accelerate, particularly since 2007. There are now LEED projects registered in at least 19
countries across Asia. The registration growth curve for LEED CI has been pretty much
exponential since 2007, demonstrating a very strong corporate occupier demand for green
certified fit outs, even in markets like Hong Kong where there haven’t been LEED certified
buildings to move into.
“Because I have a regional role at CBRE and many of our clients are multinational, the green
building conversation almost inevitably will involve LEED at some point, and in many cases, is
only about LEED. That makes knowledge of the system and my AP credential particularly useful
when engaging in that dialogue, regardless of whether a client eventually opts to pursue
certification using LEED or another rating system.”
To learn more about obtaining your LEED AP credential, visit USGBC, where you’ll find a link to
the organization’s partner credentialing arm, the Green Building Certification Institute. For
information on a host of other educational opportunities, including the CBRE/BOMA co-branded
BEEP programs, contact Lisa Colicchio. If you have your own thoughts on the value of
professional education and its impact on career development, let us know by leaving a reply.
You can also email Tim Shen directly to learn how LEED AP has been opening doors.
Going green, making green December 15, 2011
Michelle Bachand-Gill, LEED AP – Real Estate Manager
After earning a LEED AP designation, I was inspired to put my training to use and make Central
Park Square in Phoenix more sustainable. One of the building’s biggest achievements has been
earning its first ENERGY STAR® label in 2011 by raising the score from 40 to 85. In addition to
significantly lowering operating expenses, the ENERGY STAR label allowed the building to
attract a new 11,000 SF tenant – KEMA, a worldwide sustainability company.
KEMA’s first requirement in selecting a new building was that it was energy efficient and
ENERGY STAR labeled. Although Central Park Square is not yet a LEED® certified building, it is
ENERGY STAR labeled and incorporates single stream recycling and green cleaning products,
plus a deep commitment to best sustainable practices, allowing the new tenant to certify their
space as LEED CI Gold.
What is PACE? December 8, 2011
Kurt Sarchet – General Manager
Since 2009, popularity has grown for PACE (Property Assessed Clean Energy) programs
across the U.S. PACE supports programs that drive energy efficiency, renewable energy and
water conservation measures. Its programs include both local government and community
initiatives that will create permanent private sector jobs with the goal of making the U.S. more
energy secure and self-sustaining. PACE is not mandated by the federal government, but is
voluntary and community-based.
PACE allows property owners to finance energy-efficient and renewable energy projects for
homes and commercial buildings. Property owners can receive financing for energy
improvement projects that are repaid through a special assessment on their property taxes for
up to 20 years.

5. PACE legislation has been adopted in 27 states since 2011 and offers many benefits to our
nation, municipalities, property owners and existing lenders. To learn more, visit
http://pacenow.org/blog/.
The most efficient building has no occupants December 6, 2011
Jeremy Benkin, LEED AP – Director of Procurement
Sarcasm? No doubt. The variance between actual building performance and modeled
performance at the time of design and construction has been a hot topic for the past several
years. While the energy model may have been spot on when constructed, usage patterns change
and building systems require maintenance. Over its life, an office property may go from housing
perimeter offices with oak paneling to a cube farm to a concept we haven’t yet begun to imagine.
That’s why maintenance and periodic comprehensive reviews of systems are so important.
Post-occupancy commissioning, or re-tuning, is a critical tool (but not a
universal fix) for all properties. A qualified energy auditor can assist in
determining when commissioning is the most effective. But for those of us
who like to know the process, or for operations personnel that are hands-on
with building systems, basic training can get us started. No-cost, online
training from The Pacific Northwest National Lab is available to enhance
skills or provide an overview of the process. In this case, you certainly get more than you pay
for! Re-tuning training is effective for anyone who wants to establish a framework for improving
their buildings, or simply gaining a better understanding of how their building operates.
Sustainability: more than light bulbs November 28, 2011
Shannon Barnett – Assistant Real Estate Manager
In upholding CBRE’s sustainability initiatives, we focus on saving energy, but what if we
expanded the idea to our communities and charitable giving? We hold electronic waste
recycling drives for tenants, but what if we opened these drives to our communities? It would
ensure that the electronic waste was kept out of the landfill.
Food drives help families in need and reduce discarded food and food byproducts; the same
goes for clothing drives, cell phone drives and blood drives. These events bring two of CBRE’s
causes – sustainability and philanthropy – together in a way that helps our communities, our
tenants and building owners.
With the holidays approaching, now is a good time to challenge your team to think of ways to
encourage sustainability practices among tenants while expanding philanthropy and charitable
giving to the greater community. We can assist our planet and the people who live on it.

6. Making BIG green statements November 17, 2011
Hunter Marr, LEED AP – General Manager
Having trouble getting tenant buy-in for your sustainable projects? Today,
everyone is flooded with fact sheets regarding causes and projects. To get
your message across, think about making a Big Green Statement! Research
has shown that group involvement can encourage decisions that are better
for the community and motivate people to act. Group messages can also be
larger and more powerful due to the overall scale of the message. They can provide that “Aha!”
moment to put the issue into focus.
To bring change into your tenants’ green behavior, first think BIG! Make a memorable statement
that highlights the cumulative efforts of the group and sends the message that sustainability is a
priority. Then support your Big Green Statement with smaller ones that reinforce and remind
your tenants about the importance of the project.
Shedding some light on LEDs November 15, 2011
Eric Smith – Operations Manager
The Commercial Building Energy Alliance (CBEA), through the U.S. Department of Energy and its
national laboratories, is promoting the construction of high-performance buildings to reduce
energy consumption and the carbon footprint of the commercial real estate market. Together, they
are working to support the market introduction of light-emitting diode (LED) parking lot lighting.
Currently a parking lot lighting specification is in development which will include solid state
lighting SSL in lieu of high-intensity discharge HID. The specification will provide information on
both lumen levels and guidelines on how a site should be lighted. As part of their research, they
will identify and evaluate candidate products, review product laboratory testing and conduct field
demonstrations. View more information and resources to evaluate this lighting technology for
use at your buildings.
Are sustainable buildings worth more? November 10, 2011
Lisa Colicchio, LEED AP – Director of Operations
In a new ViewPoint, CBRE launched its Sustainability Checklist aimed at establishing an
evidentiary base whereby property valuers in the United Kingdom will be able to directly
correlate the impact of sustainable building attributes and innovations to the value of an asset.
Sustainability and its promotion is an important, natural evolution of the real
estate industry. Our role is to credibly address the challenge of weighing the
direct effect of sustainability initiatives on asset values – an issue for both
investors and valuers. The importance of a robust evidence-based approach
is clear, which is why we have launched our Sustainability Checklist. The
deployment of this across such a significant sample will provide a benchmark
from which to assess future data. The ViewPoint, Valuing Sustainable
Buildings, accepts that the increasing adoption of sustainable practices has
provided commercial returns, often in the form of reduced operating costs.

7. Another established benefit is the greater marketability of the property, particularly with regard
to the public sector or markets where there is over-supply.
Until now, CBRE has not incorporated sustainability factors into its appraisal methodology and
does not expect, in the short term, that a building’s sustainability rating will lead to an automatic
change in values. The value modification must be evidence based. To establish this base, the
Sustainability Checklist will be incorporated into property valuations, covering a statistically
significant universe of approximately 15,000 commercial properties with a combined value in the
region of £100 billion.
John Symes-Thompson, Senior Director, Valuation and Advisory Services, UK adds: “The
information gathered in our checklist, will enable the industry to map more precisely the
relationship between an asset’s sustainable features and its value – and to differentiate between
gimmicks and game-changing investments. As this relationship becomes more quantifiable, the
benefit for investors will be that they can prioritize the projects that offer the greatest impact for
both the environment and their bottom line.”
Sustainable water treatment solutions November 8, 2011
Randi Pierson – Senior Real Estate Manger
The many sustainable solutions for your HVAC water treatment needs include products using
20-40% less water, reducing the water discharged by the system by up to 95%, and providing a
non-toxic alternative that is better for the environment and your employees. Conventional water
treatment programs address the challenges of scale, corrosion, fouling and bio-growth with
hazardous chemicals that are dangerous to store, harmful to employees and have a negative
impact on the environment.
Environmentally responsible products address those challenges and provide additional benefits:
 Non-toxic solutions, including some so safe that they are certified for use in potable drinking
water systems. Sustainable water treatment solutions are safer for employees to handle and
less harmful to the environment.
 Significant water reduction also is achieved, since draining and blow down of water systems
are not necessary or less frequent with this technology, leading to considerable operating
costs reductions.
For more information on sustainable HVAC water treatment solutions, drop me a line at
randi.pierson@cbre.com.
Innovative wastewater technologies November 3, 2011
Jason Bonomo – Assistant Real Estate Manager
As Michael Gottlieb pointed out earlier this week, bathrooms are a great place to see how
sustainable policies, investments and practices come together. The next time you’re faced with
the need to repair or replace a toilet fixture in your building, consider implementing a dual-flush
handle system. Dual-flush systems can save up to 68% more water than a conventional system
and help promote increased environmental awareness. The U.S. Green Building Council® also
supports the dual-flush method by assigning points in LEED® for Existing Buildings criteria
related to water conservation.

8. Dual-flush retrofit kits can be found on SiteStuff, or you can contact your preferred plumbing
vendor to provide parts and installation. Remember to consult your local water company for any
incentives and rebates for water conservation measures. For more information on LEED EB
criteria and new sustainability ideas, check out cbre.com/leed.
A healthy environment means for people, too November 1, 2011
Michael Gottlieb – Advanced Green Solutions
Do you want to test a green building to see if it is truly operating efficiently? Check out your
building’s bathrooms.
Bathrooms are a great place to see how sustainable policies, investments and practices come
together. With flu season upon us, now is the perfect time to assess the relative health of
buildings and the risk they pose to you becoming one of the between 5% and 20% of the U.S.
population that the Centers for Disease Control and Prevention says will contract seasonal
influenza. The resulting loss of an estimated 70 million work days will contribute to more than
$10 billion in lost productivity.
“Restrooms are often the Achilles’ heel of sustainability,” said Joshua Radoff, co-founder and
principal of the sustainability consulting firm YR&G, during a recent GreenBiz webinar.
According to Radoff, what you see, hear and smell in a restroom will tell you whether a property
owner is truly committed to sustainability or whether it is all just greenwashing.
Test it out
When you enter the bathroom of a commercial office building, what do you see? Do you need to
flick a switch to turn on the lights? Do you hear a fan rattling away? Does it look dirty or did you
detect any strong chemical smells that made you feel a little green? If the answer is yes to any
of those questions, then maintenance could be an issue.
What kind of toilet is installed? Low-flow toilets are great, but in states like California, which
mandated low-flow toilets in 1992, look for clearly marked dual-flush toilets. Without instructions,
high-efficiency appliances can end up wasting more water and energy than they save. For the
men out there, stop by the urinal. Waterless urinals are becoming more common in professional
environments, but they require regular servicing. If you catch a strong whiff of ammonia,
deferred maintenance might be an issue limiting the effectiveness of the devices.
Are the sinks sensor activated and when triggered was there enough water
to properly wash or far too much? If you used paper to dry your hands, was
the paper recycled and did you use more towels than usual? Of if a hand
dryer is provided, did it get your hands completely dry? Systems need to be
calibrated correctly to provide the maximum efficiency. Too much water,
paper or dryer time is wasteful. But if you can’t wash and dry your hands
properly, the hygiene of a building comes into question. Keep in mind that wet hands are more
than 500 times more likely than dry hands to transfer germs the next time you press the same
button touched by hundreds of people before you summon the elevator.
Despite their reputation, bathrooms may not be the dirtiest place in an office building according
to a recent survey by Staples. Nearly one-third of respondents said their keyboard and phone
are the dirtiest items in their office.

9. The bottom line
Going green is not just about protecting the environment; it’s about providing a healthier
environment for people in buildings. The big promise of going green – that workers will be
healthier and more productive – hinges on the practices that converge in the bathroom and
reflect the general commitment by a property owner to meet the expectations that the LEED®
plaque in the lobby proclaims.
“There are also growing concerns about human health around the world and the prevention of
disease transfer and disease epidemics,” concludes the IFMA Foundation’s Global Green
Cleaning Sustainability Guide. “However, the use of a comprehensive approach to green and
sustainable cleaning, while monitoring the cause and effect in all ancillary actions, can have a
measurable impact on reducing environmental impacts in an economic and socially beneficial
manner.”
If you find that the bathroom fails the smell test, chances are that other building systems are not
functioning effectively and providing the sustainable benefits you expect in a green building.
Leave a reply and let me know how your test turned out, or visit Advanced Green Solutions to
learn more about our approach to supporting a healthy building environment.
Scanning for sustainability October 27, 2011
Jami Vallelonga, LEED AP – Real Estate Manager
We have all seen them – the funny little pictures companies want us to scan for more
information about their products. These Quick Reference Codes, better known as QR Codes,
represent an opportunity: being green can save you green. QR Codes eliminate unnecessary
printed communications and repurpose pertinent information on a website.
The payback can be quick, because the initial investment for QR codes is
minimal. Many sites offer free QR Code Generators, but a low subscription
fee is often assessed for monthly use. A QR Code can be placed on the
window of a vacant space, allowing potential tenants and brokers to scan the
code with their smartphones for information about available space. On your
next broker tour or marketing project, try a QR Code. It will save driving time, gasoline and
unnecessary printed materials.
For more information on how to effectively use QR Codes, click here.
Too smart to stop October 20, 2011
Alicia Chidsey, LEED AP – Sustainability & Energy Services Manager
Earlier this month, I had the pleasure of attending the first Greenbuild to convene outside the
borders of the U.S. Prior to the event and throughout the week, the U.S. Green Building
Council® asked attendees to think about “What’s Next?” That question was easy to keep in the
front of our minds as we raced from session to session, expo hall to expo hall, networking
events and concerts – what’s next, what’s next, what’s next – each event better than the last as
we went.

10. Greenbuild 2011 was particularly motivational because of the Opening Plenary Session at which
world-famous author and speaker Thomas Friedman delivered the keynote address. Interrupted
several times by applause, he gave a straight-talking speech that seemed to resonate with the
crowd. Friedman encouraged us all to “not get the word.” While talking about naysayers and
doubters who question the science of global warming, he drove home the point (sarcastically)
that all 23,000 of us in attendance, and the hundreds of thousands of others like us who weren’t
in Toronto, are “too dumb to get the word.” When it comes to the white noise of doubters, haters
and opponents of the green movement, Friedman encouraged us to simply plug our ears. He
went even further to say that soon the word “green” itself will cease to have the meaning it does
today. Eventually buildings and companies will automatically operate with respect for the
environment, making “green” the norm. USGBC President and CEO Rick Fedrizzi later drove
the point home by telling a futuristic story from a newspaper written in 2036 reporting that the
USGBC had closed its doors because its primary mission of greening building practices around
the world had been achieved. We all anxiously await that time.
Early the next morning, I attended a session called “Beyond LEED®.” The discussion included
an in-depth conversation about the Living Building Challenge, a program sponsored by the
International Living Future Institute. We heard from International Living Future Institute board
members Bob Berkebile and Jason McLennan in thoughtful, creative skits that challenged the
entire audience to think beyond LEED.
Later, Tom Paladino, a speaker I heard in a session earlier in the week, took
the stage and began an interactive conversation with the large audience. He
started by talking about Thomas Friedman’s inspirational presentation,
special musical guest Maroon 5 and other highlights of the conference. He
said that Friedman had gotten everything right except one thing – the “too
dumb to get the word” statement. A rocket scientist (literally) and triathlete,
Paladino said he prefers to think that all of us who are part of the sustainability and green
movement are “too tough to drop.” As a former athlete, that phrase resonated with me to the core.
I hope all of us in the sustainability industry will be reminded that we are too tough to drop, and
that we will not quit just because some choose to question the science behind what is happening
to us and to our planet. As champions of the sustainability movement, and in life, it’s always good
to remember that we are too tough to drop, too focused to quit and too smart to compromise.
Greenbuild 2011: Redefining our future October 17, 2011
Kurt Sarchet – General Manager
Recently I was lucky enough to attend the USGBC Greenbuild International Conference and
Expo, thanks to CBRE and the support of my fellow Green Knights. This year’s Greenbuild was
held in Toronto, Canada, which became an epicenter of green building activity – with press
conferences, educational workshops, informational sessions, expo halls full of
exhibitors and, of course, a visionary keynote address delivered by New York
Times author Thomas Friedman. The event’s closing remarks were provided
by New York City Mayor Michael Bloomberg. If you have not attended
Greenbuild in the past, here are some impressive facts:
Greenbuild 2009 (Phoenix)
 More than 27,000 attendees and 1,000 exhibitors
 USGBC provided over 400 light rail passes to attendees.

11.  Applications for the annual Greenbuild Award increased by 67% to 160 companies
participated (CBRE won the award in 2008!).
 More than 25,000 lb. of organic waste was generated with a 45% diversion rate.
Greenbuild 2010 (Chicago)
 More than 28,000 attendees and 1,000 exhibitors
 39% fewer signs and graphics were produced compared to 2009; 59% were available for reuse.
 87% of all waste was diverted from landfills.
 100% of venues used for official events were LEEDâ certified.
 Mandatory guidelines were introduced and required all exhibitors to implement sustainable
practices. A full 97% of exhibitors participated by submitting documents for auditing.
Greenbuild 2011 (Toronto)
This was the first-ever Greenbuild held outside the U.S., with an estimated 23,000 attendees
and 1,000 exhibitors taking part. The reduced attendance was anticipated due to economic
uncertainties and international travel requirements. Greenbuild 2012, to be held in San
Francisco, should come roaring back with record attendance expected.
I enjoyed myself and learned quite a bit during the three-day conference. I found myself
motivated and inspired by how green buildings and sustainability overall are part of the solution
to many issues facing our nation, and which other countries are starting to tackle.
“Green building” was little more than a buzz phrase used for describing presumed efficient
building performance during the past decade. Today, it has become a sophisticated approach to
commercial and residential real estate operations that continue to adapt and evolve to both
business needs and changing social demands. By attending Greenbuild, I took away a lot of
interesting information on how other countries are developing legislation and regulatory
requirements on an international scale – information that will impact building performance here
in the U.S. In short, the increased awareness of sustainability around the world has accelerated
the “mainstreaming” of green building practices as a whole.
In Toronto, Greenbuild exhibitors introduced an assortment of innovative technologies that are
replacing more antiquated technology. I visited many of these exhibitors and came away with
several new ideas to implement in our Seattle market. The continued introduction of
progressive, efficiency-driven products and services will further drive increased value into
commercial buildings, while promoting healthy competition in regional markets.
The educational sessions were phenomenal. Courses ranged from institutional investor forums
and roundtables to “How to Integrate Sustainability Master Plans and Green Building Policies” in
your city. The latter explored a number of relevant topics, including:
 Acquisition, installation and management of project materials
 Improvements to the indoor environment
 Project site factors
 Project surroundings and public outreach
 Systems and energy/utility Impacts
 Stakeholder involvement in innovation
 Water management

12. Whether you’re an architect, project manager, government official, property manager, broker,
appraiser or consultant, the event offers a number of opportunities to learn through special
sessions and educational courses, not to mention providing a larger, global context in which this
knowledge is taking hold. I am very glad that I attended Greenbuild 2011, which further opened
my eyes to the expanding world of sustainability – and also reminded me that doing the small
things, like carpooling, conserving resources and recycling, can make a big difference wherever
you are in the world.
Communities go with green power October 11, 2011
Lauren Witham – Real Estate Services Administrator
The U.S. Environmental Protection Agency (EPA) has established the
Green Power Partnership, encouraging leading U.S. organizations to
purchase green power to reduce environmental impacts directly connected
to conventional electricity use. Green power is “electricity generated from
environmentally preferable renewable resources, such as solar, wind,
geothermal, low-impact biomass, and low-impact hydro resources.” The
Partnership currently has hundreds of partner organizations voluntarily purchasing billions of
kilowatt hours of green power annually.
In the Green Power Program, the local governments, businesses, and residents collectively buy
Green Power to meet or exceed the program’s needs. Clayton, Missouri, recently was
designated the first Green Power Community in Missouri and the 37th community in the United
States. Clayton reached and passed its goal of replacing a monthly total of 670 megawatt hours
per month of electrical usage. For more information, visit Green Power Partnership.
Is deconstruction really green? October 4, 2011
Fred Ehlers – Operations Manager
Deconstruction is the selective and careful dismantling of a building to maximize re-use and
recycling while providing new life to building materials. This ancient activity has been revived by
sustainability and green building proponents. Deconstruction can cost more, take longer and
result in a larger carbon footprint. So, when does it make financial and environmental sense?
Green demolition is the more appropriate answer. Identifying which items can
be salvaged and reused and those which must go to a landfill makes a
deconstruction project truly green. Old doors, windows, lumber and wood
siding could be covered in layers of lead-based paints and other toxins, so
restoring them requires massive amounts of chemicals, making these toxins
airborne. Deconstruction and landfills have their place and function. Determining when and
where to use each is the key to green demolition.
For additional guidance, check out our white paper here.

13. Green matters to building occupants September 29, 2011
Donna Laquidara-Carr – McGraw-Hill Construction
At McGraw-Hill Construction, we’ve been excited to partner with CBRE in researching the
impact and benefits of green commercial buildings. This year at Greenbuild, we will be
announcing the results of two consecutive surveys of occupants in CBRE-managed buildings
that have earned an ENERGY STAR® label, with 28% of them in 2010 and 54% in 2011 also
earning LEED® for Existing Buildings certification. The goal of this ongoing study is to
understand the importance building occupants place on green and the benefits they experience
from working in a high-performing building. Below is a sneak peek of a few of the key findings.
One thing we learned is simple but can have a big impact in the long run – building occupants
really do care about green. They report that working in a green building is a factor in their
employment selection, and they place significant value on features associated with green such
as a healthy indoor air environment, daylighting and recycling.
Surprisingly, the majority of occupants don’t know that the building they work in has earned well-
recognized green certifications. There is also a very interesting difference in their satisfaction
with green features between 2010 and 2011. In 2010, satisfaction with features in LEED and
ENERGY STAR-only buildings was relatively the same; but in 2011, LEED building occupants
are significantly more satisfied with six of the 12 features we asked them to rate. There was a
small, but important, increase in the percentage of LEED occupants who report being more
productive in their current space than they were two years ago. It will be interesting to see if
these differentials are maintained as even more buildings in the group surveyed earn LEED
certification in future years.
So why is this important? Because in the end, occupants can help make buildings greener.
Their higher satisfaction and engagement in the greening process will help change the
marketplace and achieve truly high-performance buildings.
Landmark study to be released September 27, 2011
Hal Myers – Senior Director of Marketing
One of the exciting things about Greenbuild each year is the
announcement of new products, design innovations and market
research that nudges the industry towards a broader adoption of best
environmental practices. While the event’s sponsor, USGBC, began in the 1990s as a non-profit
trade organization of like-minded architects and building design practitioners, it has evolved so
dramatically, and influenced so many areas of the built environment, that today the Greenbuild
International Conference and Expo represents an appropriate forum for announcing the results
of our annual CBRE/University of San Diego study, entitled “Do Green Buildings Make Dollars
& Sense?”, which will be presented on October 5 in Toronto.
What makes this year’s presentation special is that we can now report on three full years of
aggregated data, making the study not only the largest of its kind but also the longest. In short,
many of the positive aspects of green building operations and occupant behavior established in
the initial 2009 report have been both supported and, in some cases, strongly reinforced over
three years of the study. Stay tuned, but what you can expect to hear are that rental rates and
occupancy levels continue to trend higher than the general market, establishing a clear
economic case for the value of green in existing buildings, with some markets leading the trend.

14. While this by itself isn’t groundbreaking, the fact that the same results are appearing
consistently over time lends credibility to the importance of pursuing higher sustainability
standards, including ENERGY STAR® and LEED® certification, especially in light of related
academic studies that will be discussed in Toronto. Interestingly, even during the downturn,
green buildings continue to outperform the general market in key areas, while downward
economic pressure is influencing organizational behavior in others.
Be one of the first to learn more about the CBRE/USD study, including an impressive adjunct
study presented by our partners at McGraw-Hill Construction, at 4:00 p.m. (EDT) on October 5.
If you won’t be in Toronto next week, be sure to visit CBRE’s Envirometrics page following
Greenbuild, where you’ll find results of the 2011 study, as well as more information for making
dollars and sense of sustainability in the commercial real estate market.
Get ready for Greenbuild 2011! September 22, 2011
Katie Rothenberg, LEED AP – Program Manager
CBRE’s Sustainability Programs Group will be making their way to
Toronto October 4-7 to attend the Greenbuild International Conference
& Expo hosted by the U.S. Green Building Council®. As Jeremy Benkin mentioned earlier this
week, this is the first time the conference has been hosted outside of the United States, which is
a testament to the international appeal of the LEED® green building certification program.
Greenbuild combines the best of latest technology, proven strategies and industry and product
experts for every phase of the building lifecycle – from building design and construction to
operations and maintenance. The conference provides green building professionals and other
interested parties with a great venue for learning, networking and exploring new technologies.
This year CBRE is a Platinum sponsor of the event, which highlights our corporate commitment
to sustainability and green building practices.
Top Reasons to Attend Greenbuild
 Learn from the best. Greenbuild attracts many of the most influential and knowledgeable
speakers in the market. Past keynote speakers have included President Bill Clinton, Vice
President Al Gore, Archbishop Desmond Tutu and Secretary of State Colin Powell. This
year’s speaker lineup includes Thomas Friedman, Michael Bloomberg and CBRE’s Dave
Pogue and Gary Thomas, in addition to representatives from Vornado Realty Trust, U.S.
General Services Administration, Bentall Kennedy and many other industry leaders.
 Grow your network. Greenbuild is a huge conference – more than 28,000 registered
attendees and 1,000 exhibitors participated in the 2010 show in Chicago. Attendees run the
spectrum from building engineers or managers to product representatives and consultants.
 Earn CMP hours for your LEED Professional designation. Almost all educational
sessions at Greenbuild can be used for meeting GBCI continuing education requirements.
 Experience a green conference in action. Greenbuild is a three-time recipient of the
IMEX Green Meetings Award, a prestigious international designation awarded to only the
greenest events.
 Learn about USGBC’s latest programs. GBCI and USGBC frequently announce or launch
major program changes at Greenbuild. Whether you are interested in the Volume Program or
recertification, be there to hear new developments first-hand.
 Meet the LEED reviewers. If you have an active project or are considering certification,
attend the session that allows you to meet and learn from the people reviewing actual
projects. Make sure to bring your questions about tough credits or standard changes.

15. Don’t miss out on this opportunity to connect, learn and experience the best in green building at
Greenbuild 2011. See you there!
The power of community September 21, 2011
Jeremy Benkin, LEED AP – Director of Procurement
In 14 days, 20,000 attendees will descend upon Toronto, Ontario, for the first Greenbuild
International Conference and Expo held outside the US. With several illustrations of public and
private partnerships that have made significant impacts on the community, Toronto is a great
choice for hosting so many green building practitioners. The city provides an excellent backdrop
for the transformation that we seek in our own communities locally and abroad.
During Greenbuild, CBRE will release the third version of our longitudinal
study on green buildings. The study tracks both the market dynamics
affecting green buildings and subjective feedback from building owners,
managers and occupants. Responses from study participants support the
idea that properties at the leading edge of green have been successful in
creating a strong sense of community among building occupants. This
sense of community becomes a catalyst for affecting change not only at the building level but
throughout entire regions. The focus shifts from mundane messages about doing less harm with
our buildings to leveraging the power of a group of individuals to influence outcomes no single
person could accomplish alone. Each of our neighborhoods has its own unique challenges, but
building better communities is the common thread woven through all of our solutions.
The key to operating better buildings lies within our ability to modify the behavior and attitudes
of large groups. At Greenbuild this year, renew your commitment to engage with your neighbor.
Take the time to make connections with the thousands of like-minded professionals in
attendance who face similar challenges in their buildings, neighborhoods and marketplaces.
Let’s change the conversation from using less to doing more good.
LEED® raises the green building standard in Asia September 15, 2011
Gary Thomas, LEED AP – Director of Sustainability Programs
LEED® is well-established as the preeminent green building rating system in the United States,
but the U.S. Green Building Council® is also making strides to establish LEED as the
international benchmark for green buildings throughout the world. Although LEED projects exist
in over 100 countries, the majority are related to new construction. Over the next five years,
however, the biggest movement will be in the existing building market. Based on my two recent
visits to Asia, including Vietnam, Hong Kong, and mainland China, it is apparent that LEED in
Asia is slowly gaining ground. Prominent building owners are becoming very interested in
energy efficiency, sustainability and LEED rating systems, but increased value and potential
payback are the primary drivers for acceptance.
Even though many countries have their own rating systems in place (e.g., Hong Kong BEAM
Plus, China Three Star, Japan CASBEE), most are regional rating systems designed for a
market-specific objectives. None are recognized outside of their market and their rigor does not
come close to matching LEED rating system requirements. Additionally, multi-national

16. companies gravitate toward LEED as a standard due in part to the fact that LEED buildings can
be found globally from New York to London to Singapore.
CBRE’s Sustainability Programs Group recently conducted our first LEED
for Existing Buildings assessment for a property in the Hong Kong central
business district. While there are specific challenges due to the location,
the U.S.-based rating system translates well to regions abroad as a result
of the flexibility built into the system. We have submitted a LEED for
Existing Buildings Platinum project in Southern Spain as an example of
the functionality of LEED EB internationally. As we have seen over the past several years in the
U.S., the move of a market toward LEED certification, and LEED for Existing Buildings in
particular, can come very swiftly once a prominent landlord or occupier certifies a building. Due to
the competitive nature of the major landowners in central Hong Kong, value can be created by
operating a more sustainable building and achieving certification. With the presence of multi-
national firms occupying substantial office space in Hong Kong, we fully expect to see 10 to 20
LEED for Existing Buildings certifications in the region over the next two years.
For more information on LEED and getting your property certified, visit www.cbre.com/leed or
drop me a line at gary.thomas@cbre.com.
Retrofitting: the low-cost solution to climate change September 6, 2011
Jonathan Hills – Associate Director
The scale and pace of construction across Asia Pacific in recent years has provided ample
opportunity for developers to construct modern, efficient commercial real estate in compliance
with green building codes and certification schemes. But what about existing buildings? In many
cities, new construction typically represents just 1-2% of total stock, signaling a significant
opportunity to increase the environmental performance of existing real estate through retrofitting.
According to the U.S. Green Building Council®, retrofitting involves any kind of upgrade of an
existing building that is wholly or partially occupied to improve its energy efficiency and
environmental performance, reduce water use and improve the comfort and quality of the space.
When improvements are maintained over time, the benefits are endless, including reduced
operating costs and a healthier workplace. To learn more about the advantages, challenges and
opportunities associated with retrofitting existing buildings for sustainability, click here.
Connect to the future on Sept. 8 September 2, 2011
Hal Myers – Senior Director of Marketing
With all the so-called “new” developments taking place in the world of
sustainability, wouldn’t it be nice to dial into a commercial real estate discussion that
concentrated the most critical information into a 90-min. brief on sustainability that covers policy,
standards & regulations and renewable energy?
Question answered.
On Thursday, Sept. 8, CBRE and the University of San Diego’s Burnham-Moores Center for
Real Estate have partnered to present What’s NEXT?, our second co-sponsored event that will

17. feature three of the industry’s leading experts in sustainability. We’re especially excited about
this version in our quarterly series, since each of the panelists is helping to shape the broader
discussion on green, whether it’s Andrew Burr of the Institute of Market Development, which
analyzes the rapidly changing regulatory environment for sustainable buildings; Kristen
Taddanio, who brings an insider’s view of sustainable real estate from the U.S. Department of
Energy; or Robert Hutchinson, who’s forthcoming book Reinventing Fire contemplates the
potential of renewable energy to charge trillions of dollars into the economy.
As big as these themes are, each of the panelists has a specific expertise that will bring into
focus their particular subject, weeding through what has become an overgrowth of predictions to
get at the heart of what’s next from a real-world perspective.
Register now for What’s Next? on Thursday, September 8, starting at 9:00 a.m. PDT/12:00
EDT. Participation is free, but there are limited seats available. For more information, drop us a
line at sustainability@cbre.com – and join us on September 8 as we dial into the future.
Green buildings transform Asia August 30, 2011
Tim Shen, LEED AP – Director of Sustainability Asia
CBRE recently released the latest edition of its semi-annual green building
research publication, Sustainability Asia Pacific. For the past two years, the
publication has highlighted key environmental sustainability issues and
related them to the real estate context within Asia markets. The latest issue
expands this coverage to include industry-leading input from Australia and
New Zealand.
Green building is nothing new in Asia—Hong Kong released its BEAM green
building rating system in 1996; the Kandalama hotel in Sri Lanka was the
second building in the world to achieve LEED® NCv1 Pilot certification in 2000; and the Sohrabji
Godrej Green Business Centre in Hyderabad, India, was the first building around the globe to
achieve a LEED NCv2 Platinum certification. Despite these achievements, it is arguably only in
the past few years that we’ve really seen green building uptake at a market transformation scale.
Annual registration of LEED projects increased throughout the global financial crisis, expanding
to 19 Asian countries. Most countries now also have their own national green building rating
systems. Many of these are linked to government legislation and incentives to promote adoption
by the private sector, adding a significant number of buildings with a core focus on sustainability
across all sectors of the industry, from new eco-cities to interior fit-outs of convenience stores.

18. Sustainability Asia Pacific actively engages with industry stakeholders at the cutting edge of this
profound change, providing a diverse and impartial peer-to-peer insight into green strategies
that lead to success. Check out the latest edition here.
BOMA shoots for the stars August 25, 2011
Diana Hernandez – Senior Real Estate Manager
In its ongoing efforts to advance energy-efficient commercial real estate,
BOMA International continues to find new ways to promote building
accomplishments. Its newest program, BOMA STARS, encourages
properties to track their energy conservation efforts through EPA ENERGY STAR®, helping
monitor individual building progress across the industry.
Becoming a BOMA STAR helps you understand your building’s consumption, improve energy
management and increase NOI. Agreeing to share your energy management progress also
highlights the industry’s commitment to reducing greenhouse gas emissions. Most importantly,
BOMA STARS helps demonstrate market transformation in energy management without the
introduction of new mandates.
Turning your building into a star is simple:
Submit data to ENERGY STAR Portfolio Manager
Track progress over time through benchmarking
Assess energy performance and take steps to reduce consumption
Rate performance by achieving an ENERGY STAR rating
Share your data with BOMA International and achieve recognition as a BOMA STAR
For more information on how you can participate, click here.
Turning trash into cash August 23, 2011
Stephanie Singletary – Real Estate Manager
Thanks to Heather Sikita and Patricia Boisvert, we know how to properly recycle batteries and
other non-blue bin items – now let’s talk cardboard. Many businesses recycle cardboard by
commingling with other recyclable materials. It’s easier to have the recycling company pick it up,
but did you know cardboard is worth something green? At a CBRE-managed office complex in
West Hills, California, cardboard is recycled at no cost to the property.
When our recycling service provider first suggested purchasing a cardboard
baler, it seemed too pricey – but I decided to do some further investigation.
Although the commodity market fluctuates, I learned that proceeds can range
from zero to hero. Payback on the baler is estimated at only 16 months, with
an average of eight tons of cardboard per month at a cost of $115 per ton.
Balers typically have a 10- to 15-year life span when cared for correctly, so revenues are
considerable when the equipment is paid off.

19. If your property utilizes cardboard, look into a baler. A simple lifecycle cost analysis will provide
detailed information on payback and revenue opportunities. Turn your messy cardboard bin into
a profit center, and get paid for the cardboard you recycle!
How do you use your blue bin? August 18, 2011
Patricia Boisvert, LEED AP – Facilities Manager
As Heather Sikita mentioned in her post earlier this week, not all recyclables are fit for a blue
recycling bin. Non-blue bin recycling for items like batteries, furniture and construction materials
is a sustainable practice that diverts waste from landfills, reuses items and recycles materials. It
also can:
 Reduce solid waste disposal costs
 Generate revenue from the sale of recyclable materials
 Provide tax savings from donations to nonprofit agencies
 Contribute to LEED® points
Developing a comprehensive waste strategy that addresses sustainable practices is a key
component in turning waste into usable resources with value. Remember the 4 Rs: Rethink,
Reuse, Reduce, Recycle.
For more information on how to recycle non-blue bin items, click here.
Got batteries? August 16, 2011
Heather Sikita, LEED AP – Senior Real Estate Manager
All “charged up” about how to properly dispose of your batteries as part of
your building’s recycling program? According to the U.S. Department of
Transportation battery recycling regulations, all batteries over nine volts
must be sealed with tape or placed separately in plastic bags to prevent
battery contact or terminal exposure. Batteries that are nine volts or less
may be left unsealed in a recycling container with other batteries of the
same chemistry (i.e., alkaline with alkaline, Ni-Cd with Ni-Cd, etc.). Following these guidelines
allows for the safe transportation of batteries to the recycling facility. For more information on
battery recycling, click here.
Going clean and green for windows August 11, 2011
Bill Lewis, LEED AP – Asset Services Director
Everyone has gone green – even window washing companies! Service provider HSG, Inc. in
Los Angeles has established a Green Program to help reduce the environmental impact
associated with cleaning windows. Their green practices:
 Use Green Seal-certified cleaners and environmentally friendly supplies
 Minimize water usage and divert runoff to planters
 Use mobile wash and recovery systems for high-pressure washing to comply with EPA’s
Zero Discharge requirements

20.  Reclaim and filter water discharge from pressure washing
 Utilize building electric motorized equipment efficiently to minimize electrical consumption
 Utilize highly efficient electrical Denka boom lift
 Maintain a Material Safety Data Sheet (MSDS) program and control all chemical usage
HSG is also greening its own corporate footprint. Using a window washing service provider that
incorporates these practices will help meet LEED® requirements while making your building
more sustainable. For more information, drop me a line at bill.lewis@cbre.com.
Energy costs are through the roof August 9, 2011
Lisa Churchill, LEED AP – Senior Real Estate Manager
Black roofs absorb heat, and white roofs reflect it. This simple concept can keep building
interiors cooler and reduce the heat island effect many cities experience. An Urban Heat Island
(UHI) is created when buildings, roads and infrastructure cause metropolitan regions to become
warmer than more shaded, rural areas. The facts:
 UHI can cause higher energy use, stress on power grids and increased pollution.
 A roof painted with solar reflective white coating can reflect up to 90% of sunlight, as
opposed to traditional black roofs that reflect only 20%.
 White roofs can remain up to 30 degrees cooler, requiring less air-conditioning use for the
building below.
 Buildings with white roofs can reduce summer energy consumption by 10%- 30%.
Most roofing companies can provide case studies and anticipated savings for your region. White
roofs are easy and low-cost, but the payback in energy savings is huge. For more information,
click here.
Water conservation, drop by drop August 4, 2011
Brandi Tyler – Associate Director
Because water prices are expected to rise with demand, water conservation
could shoot to the top of your project list. To develop a conservation plan,
start with establishing your building’s water baseline in ENERGY STAR®. The
Portfolio Manager tool tracks and assesses water consumption to help you
set achievable goals.
Once you have clearly outlined your goals, prioritize your water conservation efforts. Restroom
retrofits that incorporate high-efficiency fixtures are a great way to achieve cost savings for your
building. To get the most out of your restroom upgrades:
 Install automated restroom faucets – helps achieve water usage savings of up to 70%
 Consider waterless urinals – reduces an estimated 40,000 gallons of water per urinal
 Install more restrictive aerators – accounts for approximately 40-50% of the building’s water
usage
For more information on these and other water-saving tips, click here.

21. Becoming leaner and greener out on the road August 1, 2011
Georgi Zatloka – Real Estate Services Administrator
It’s peak summer travel time in North America, and for most people that means taking a vacation
with family, often to a national park or major tourist attraction – and most often by car. In fact,
according to the U.S. Travel Association, more than 75% of leisure travelers use an automobile to
get to their destination during the summer months. That’s a lot of cars on the road.
This got me thinking about the other months of the year, and how American
commuting habits continue evolving. Turns out, automobile transportation
accounts for about one-third of greenhouse gas (GHG) emissions and is the
fastest-growing major contributor. Real Estate Managers can influence the
commuting choices of building occupants and tenant organizations by
promoting one or more of the following green transportation ideas:
 Invite local transportation organizations to host a “Commuter Fair” to share commuting
options
 Facilitate carpooling with a simple communication board or online ridesharing solutions
 Communicate formal vanpool and rideshare programs
 Work with parking service provider staff to promote carpooling with discounted rates and
premium parking stalls
 Invite a bicycling organization to conduct bicycle commuting classes
Rising gasoline prices and increasing road congestion have many tenants looking for alternative
transportation choices. Providing these options is not only a service to tenants but can help
reduce GHG emissions and help the environment. It’s hot enough out there during the summer.
Reducing the time spent on our roads commuting to work gives everyone a little more breathing
room, regardless of season.
CBRE helps guide the industry July 28, 2011
Lisa Colicchio, LEED AP – Director of Operations
As Heidi Sanchez introduced in her post on June 22, CBRE has released a
convenient new user’s guide to state and local energy performance regulations
for commercial buildings. The guide is a great practical tool for interpreting
these regulations while helping building owners and managers comply with
newly mandated energy performance requirements.
In the last decade, energy performance rating and disclosure has become a
global trend aimed at prompting investment in energy performance
improvements and helping stimulate demand for energy-efficient buildings. While this is
common practice in the EU, policies that rate buildings’ energy performance and require public
disclosure are just now being adopted by U.S. states and cities. Energy performance
requirements are being phased in this year and will have an enormous impact on U.S. real
estate, affecting 4 BSF of commercial space. New York City Local Law 84 is the first to go into
effect August 1, and will impact all buildings in excess of 50,000 SF. Mandates for other cities,
including San Francisco, Washington DC and Seattle, are close behind with October 1, 2011
effective dates.

22. Benchmarking energy performance empowers building owners and operators to identify
opportunities for energy improvement, track progress and demonstrate achievements. Like fuel
efficiency ratings on vehicles, transparent building energy ratings allow the market to identify
buildings with lower energy costs, unlocking demand for more efficient buildings. Transparency
and data disclosure also assist property and financial markets in accurately valuing energy
efficiency.
With the growing proliferation of energy reporting and efficiency standards in various states and
cities across the country, real estate owners and occupants need a resource to assist them in
understanding the requirements in their market. Click here for a copy of the current guide and
check cbre.com/envirometrics for updates as more jurisdictions adopt similar energy
performance regulations.
Asia goes PLATINUM July 25, 2011
Tim Shen, LEED AP – Director of Sustainability Asia
The lack of Green Building Council Chapters outside the U.S. can make it difficult for
LEED® Professionals abroad to achieve continuing education hours and remain current on
LEED developments.
With the guidance and support of the U.S. Green Building Council®, PLATINUM,
a new group based in Hong Kong, has launched to fill this gap and will host its
inaugural event this week. PLATINUM is a nonprofit society created by a team
of LEED volunteers from companies across the industry to provide membership-
based support for LEED Professionals, including networking, knowledge sharing and
education opportunities.
Over the past few years, the market adoption of LEED in Asia has grown exponentially. This
success has been accompanied by a similar surge in the number of LEED Professionals.
Outside of North America and the United Arab Emirates, China (622), Hong Kong (520) and
South Korea (389) top the national list of LEED Professionals globally. Since a large portion of
professionals based in Hong Kong serve regional functions, PLATINUM’s influence could
expand to support LEED Professionals in other Asian countries.
Mark your calendars for July 26, PLATINUM’s first event featuring Mark MacCracken, USGBC
Board Chairman. PLATINUM is open to everyone. For more information, visit our LinkedIn page
or contact me at tim.shen@cbre.com.hk.
VFDs help drive down energy use July 20, 2011
Bridget Kitzerow – General Manager
After you’ve benchmarked your buildings and completed any no-cost/low-cost operating
efficiencies, it’s time to review capital project opportunities with the shortest payback and
highest yield in energy savings.
Consider installing variable frequency drives (VFDs). At Pacific Plaza, a 293,000 SF, nine-story
building in Daly City, CA, Collette Brown, Real Estate Manager, and Robert Rodriguez,

23. Engineer, completed a VFD installation on the HVAC system, composed of two 75 hp motors
and two 25 hp motors, plus EMS upgrades, for a total cost of $160,000. The upgrades qualified
for a significant rebate from the utility provider of approximately $75,000. With annual electrical
savings of approximately $120,000, this capital project had a payback period of less than one
year and increased asset value by $1.5 million.
Data centers: short-cycling of conditioned air July 19, 2011
Ravi Bhattaram, LEED AP – Senior Associate Director
Data Center Infrastructure Efficiency (DCiE) depends more on efficient air-conditioning than any
other support infrastructure, but what is the key to enhancing air-conditioning efficiencies?
Ensuring every CFM of conditioned air that comes out of Computer Room Air Conditioners
(CRAC) or Air-Handler Units (AHU) returns back to each respective unit only after circulating
through the rack equipment.
The following are conditioned air short-cycling possibilities to pursue :
1. Racks - Blank all openings with blanking plates
2. Between racks - Blank all openings between racks
3. Above the racks - Blanking these openings can be challenging because the space is
cramped with data and power cables. Use fire-rated flexible polycarbonate sheets (strip
curtains) in the form of six-inch ribbons with proper support design to seal the openings.
4. Aisles - Isolate walking aisles from the designated cold/hot aisles. Use fire-rated flexible
polycarbonate sheets in the form of six-inch ribbons with proper support design to seal the
openings.
5. False floor and ceiling tiles - Ensure proper sealing
6. Cable entry ports - Ensure proper sealing
Efficient air management reduces the bypass of cooling air around rack intakes, minimizes
recirculation of hot exhaust back into rack intakes and eliminates mixing of the cooling air
supplied to equipment and the hot air rejected from the equipment. Other related benefits
include:
 Lower operating costs
 Reduced heat-related electronic component failure
 Higher DC rack power density (watts/SM)
 Higher DC infrastructure efficiency
 Improved Delta-T
A word of caution: hot/cold aisle containment should be fire-rated and should not block fire
sprinklers and other fire suppression systems. Refer to the U.S. Federal Energy Management
Program for additional resources and guides to improving efficiencies.
Reduce your site impact with porous pavers July 14, 2011
Alex Truchot – Senior Environmental Health and Safety Manager
Porous pavers, including pervious concrete and porous asphalt, are very effective and
economical materials that have a positive impact on the environment. Use of pervious concrete

24. is recognized as a Best Management Practice by the U.S. EPA for providing pollution control,
storm water management and sustainable development. Environmental and economic benefits
include:
 Storm water quality treatment cost elimination or reduction
 Parking lot lifespan extension of 10 times compared to asphalt lot
 Relatively low maintenance
 Benefit for trees and landscaping
 LEED credits (pervious concrete and permeable concrete pavers)
Although porous pavers have been around for years, their use has been limited. With the help of
an experienced contractor, you can install porous pavers at your property to reap significant
cost savings and environmental benefits. For more information, check out our white paper.
Updates on energy modeling July 12, 2011
Nancy Capadona, LEED Green Associate – General Manager
Could your building use a nip and tuck, or will it need more radical reconstruction to become as
energy efficient as its contemporaries – not to mention the new generation of green buildings?
The Rocky Mountain Institute (RMI), an independent, nonprofit “think-and-do tank,” advocates
energy modeling of buildings to identify potential energy savings for significant impact. However,
there is a need to increase the effectiveness of the modeling process.
Recently RMI took a major step toward long-term vision for the energy modeling community with
its summit. Stakeholders learned how to use modeling more effectively to make a compelling
financial case for low-energy buildings, identify best practices and address challenges. This was
the first time key stakeholders from all aspects of the energy modeling field came together to
address barriers and opportunities. For more information on this and other initiatives, visit The
Rocky Mountain Institute.
Use federal grants for green initiatives July 7, 2011
Lisa Churchill, LEED AP – Senior Real Estate Manager
Environmental awareness has gained significant momentum in recent years, and many owners
and managers are making strides to reform their business processes to meet green standards.
Now federal and state grants are available to support such initiatives. One example is “The
Energize Phoenix Project” in Arizona. The program, generated by the U.S. Department of
Energy and American Recovery and Reinvestment Act, includes a $25 million award to directly
support and encourage sustainability investments along the Phoenix light rail corridor.
CBRE currently manages over 2 million RSF along the corridor, and the first fund dollars are
benefiting a Class A office building at 3300 N. Central Ave. for a complete chiller replacement
and redesign of the building’s central plant. As CBRE works to promote and support
sustainability initiatives, we encourage you to seek opportunities to realize both savings and
environmental achievements for your properties by capitalizing on grants in your area.

25. Seattle launches energy benchmarking program July 6, 2011
Maria Olagunju – Real Estate Manager
The City of Seattle sent letters to more than 800 large commercial property owners and
managers informing them of a new citywide program designed to help owners and managers
assess and improve building energy efficiency. Under the new program, all commercial and
multi-family residential buildings larger than 10,000 SF must be measured or benchmarked in
U.S. EPA’s ENERGY STAR® Portfolio Manager. Building energy ratings will also be provided to
the City and to prospective buyers, tenants and lenders upon request during real estate
transactions.
Energy benchmarking is becoming a common practice among many large property owners and
managers working to lower building operating costs and make buildings more competitive in the
real estate market. Numerous studies show that energy-efficient buildings—in particular those
with green certifications—out-compete inefficient buildings in terms of higher rental and sales
prices, and building occupancy levels.
At the historic Dexter Horton building in downtown Seattle, we have been benchmarking and
rating the building’s energy performance for several years. The Dexter Horton building is most
widely known as a historic, landmark building in the core of downtown Seattle, but what makes it
truly remarkable is its green appeal. The building’s owner, LaSalle Investment Management,
and CBRE have partnered in ensuring Dexter Horton operates at a level almost unheard of for a
90-year-old building.
This 15-story, 370,000 SF building has been closely monitored by Garin North, CBRE Real
Estate Manager, and CBRE’s building engineering team, comprised of Andrea Benvenuto,
Engineering Director, and Andrew van Zwyndregt, Operating Engineer, for any opportunity to
capitalize on energy efficiency measures. Their leadership on this effort has led to broad
recognition of energy efficiency within the City of Seattle, LEED® certification and an ENERGY
STAR rating worth noting—96 points!
Shortly after taking over management responsibilities at Dexter, CBRE’s
team started monitoring all utilities in the building including electrical, water
and steam consumption. Each has been reduced by 34%, 32% and 39%
respectively. Electrical and water reductions were largely created by
implementing HVAC zone load monitoring and control, variable frequency
drives on the cooling tower, lighting controls, chemical-free water treatment
and low-flow devices in the restrooms. Steam consumption was reduced by
installing high-efficiency steam heat exchangers and digitally controlled
modulating valves.
Additionally the team worked to achieve increased efficiencies by participating in City of Seattle-
sponsored initiatives. Most recently, motion sensors were installed in the common areas.
Through the City of Seattle’s program, the building earned a substantial rebate making this
investment extremely attractive to all parties.
Overall LaSalle Investment and CBRE hope to increase the building’s desirability to tenants
through lower operating costs. So far, this strategy has worked well. The building is currently
88% occupied. As tenants become more and more concerned with their environmental impact, it
is our hope that they will look for buildings with green appeal like Dexter Horton.

26. For more information on Seattle’s benchmarking regulations and other energy mandates
nationwide, check out CBRE’s Guide to State and Local Energy Performance Regulations.
Optimal efficiencies reduce energy use June 30, 2011
Bill Wood – Chief Engineer
Energy can represent up to 40% of operating costs for commercial office buildings. To optimize
efficiencies, there are a few methods to reset supply fan duct static in buildings with HVAC
Direct Digital Controls (DDCs):
 Reset cooling loop output
 Adjust damper position
 Calculate the required CF and reset using a mass air flow sensor
The intent is to supply just enough air to satisfy the building without wasting energy. A typical
DDC Variable Air Volume (VAV) that is properly sized and balanced can be supplied with as
little as 0.4 inches of duct static. Resetting to a lower setpoint drastically reduces energy usage
while still supplying enough air for the building. However, it’s critical to begin with a baseline
energy performance rating before making any changes to calculate savings accurately.
CBRE achieves 10,000 mark in sustainability training June 27, 2011
Hal Myers – Senior Director of Marketing
Today CBRE announced it had surpassed 10,000 attendees in the BOMA Energy Efficiency
Program (BEEP), a major industry milestone. The timing of this announcement works out well
with the focus this week on the BOMA 2011 Conference in Washington, DC. Our own Melissa
Jones spoke at the conference about USGBC® LEED® recertification, an increasingly pressing
issue for buildings that were previously certified.
But first things first – or should I say, more than 10,000. That’s how many
attendees CBRE has sent through BEEP training so far, representing about
40% of all the coursework taken. This is an exceptional number, given that
BEEP is widely regarded as the leading sustainability training program for
commercial real estate professionals.
Speaking on behalf of CBRE, we are proud of our partnership with BOMA International, which
combined with another valued CBRE partner, EPA ENERGY STAR®, to develop the
sustainability training. BEEP educates industry professionals on how to reduce energy
consumption and costs with proven no- and low-cost strategies for optimizing equipment,
people and practices. This is precisely the approach CBRE takes in its efforts to influence
behavioral-based, lasting performance improvements in the buildings we manage.
I particularly liked hearing what Jean Lupinacci, Chief of EPA’s ENERGY STAR Buildings, said
about the changes taking place throughout the industry: “Thousands of real estate professionals
now demand the delivery of low-cost solutions to reduce energy use across large portfolios of
commercial buildings. Leaders like BOMA and CBRE are showing how the commercial real
estate industry is significantly reducing greenhouse gas emissions and positioning companies to
improve their financial value through strategic improvements in energy efficiency.”

27. While 10,000 attendees in BEEP is a significant number, CBRE is forging further ahead by
making BEEP a required training standard for all CBRE Asset Services real estate managers
and building engineering staff. Given the size of our organization, this will help further seed the
industry with bright, well-educated building leaders who see the value of sustainability as both a
responsible social choice and beneficial to their property’s operational performance.
Click here to read more about this significant milestone, and be sure to contact
lisa.colicchio@cbre.com if you’re interested in learning more about BEEP or how to take part.
Congratulations! Your building has earned LEED® June 23, 2011
for Existing Buildings certification – now what?
Melissa Jones, LEED AP – Program Manager
If your building was one of the first properties certified in the LEED® for Existing Buildings rating
system, you are quickly approaching the certification’s five-year expiration date. Are you
prepared for recertification? Find out at the BOMA Conference in Washington, DC!
On June 27 at 2:00 p.m., I’ll be teaming up with Lauren Riggs from the U.S. Green Building
Council® and Christopher Davis from the Green Building Certification Institute to discuss
strategies for maintaining your building’s eligibility, including costs, real-world examples and
more. Don’t miss this opportunity to learn everything you need to know about recertification.
Click here for more information and make sure to stop by our CBRE booth in the Green Pavilion
and ENERGY STAR® Showcase at the conference. Plus, you can also email
Melissa.Jones@cbre.com anytime to exchange ideas on recertification. See you soon in
Washington!
CBRE introduces industry-first compact U.S. June 22, 2011
guide to energy performance regulations
Heidi Sanchez – Marketing Manager
In the last decade, energy performance rating and disclosure has become a global trend aimed
at prompting investment in energy performance improvements and stimulating demand for
energy-efficient buildings. Already an established practice in the European Union, energy
disclosure sprouted in the U.S. last year and is spreading across the country in the form of
innovative policies that rate building energy performance and make the data public. Some of
the largest real estate markets in the country, including New York City, Los Angeles and
Washington, DC, have passed disclosure mandates that will impact buildings of all types and
sizes, and several other states and cities are considering similar legislation.
Since states and cities have adopted local energy mandates to suit their needs,
energy reporting requirements vary extensively by jurisdiction. To capture this
assortment of requirements, CB Richard Ellis teamed up with the Institute for
Market Transformation (IMT), a Washington, DC-based nonprofit organization
dedicated to promoting energy efficiency, green building and environmental
protection in the U.S. and abroad, to develop the industry’s first quick reference
Guide to State and Local Energy Performance Regulations. The guide

28. provides a summary of energy reporting requirements, as well as helpful links, for mandates in
these jurisdictions:
 Austin
 California
 District of Columbia
 New York City
 San Francisco
 Seattle
 Washington
Use the guide as your go-to resource for navigating energy regulations, and check for updates
on cbre.com/envirometrics as new cities and states set requirements for energy performance
reporting.
Pulling the plug on electrical usage June 16, 2011
Brooke Maura, LEED AP – Real Estate Manager
In the U.S., commercial building space consumes a staggering 18% of the
country’s energy consumption, including 36% generated from electricity
usage. Experts say we can slash use in many buildings with relatively
simple and often low-cost measures. We have the tools and resources to
save energy and owners’ and tenants’ money.
The top 5 recommendations:
1. Change the culture: Show tenants what small changes can accomplish and how they relate
to energy use and costs. Remove space heaters and unplug unused appliances.
2. Just shut down: Turn off computers and equipment when not in use.
3. Set it right: Optimize the HVAC and lighting controls start and stop times.
4. Go retro: Conduct a retro-commissioning of the operating systems to audit performance.
5. Let the sun shine: Use natural light and encourage tenants to do the same.
For more helpful tips, click here.
Shining the light on product phase-outs June 14, 2011
Ann Spain, LEED AP – Real Estate Manager
New minimum energy efficiency standards for lighting are being phased in, and many common
types of lamps and ballasts will be discontinued over the next several years. These changes
have been scheduled to take effect between 2009 and 2014. The largest impacts will be on
standard incandescent lamps of 40-205 watts, T12 fluorescent lamps, 8-foot single-pin T8
fluorescents and magnetic ballasts.
Dates when the most commonly used equipment will no longer be made here or imported to the
U.S.:

29. January 2009 Single-pin fluorescent 8-foot slim line (old style T8s) 65 watts or less, and 8-
foot high-output lamps of any wattage.
January 1, 2012 100- and 150-watt incandescent lamps and fluorescent lamps with a CRI
below 80.
January 1, 2013 75-watt incandescent lamps.
January 1, 2014 40- and 60-watt incandescent lamps.
Don’t be left in the dark! Check here for more details on lamp and ballast phase-outs.
Are you really recycling? June 10, 2011
Hunter Marr, LEED AP – General Manager
Do you think you’re done with recycling when your program is launched? Unfortunately, the
answer is no. Because it takes a team effort to get your recycling program off the ground, simply
having a program in place is not enough for it to be successful. In an average office building
90% of the waste stream is recyclable, but many programs fail to break a 30% diversion rate.
That difference adds up to almost one ton of trash per person heading to the landfill each year.
Training and awareness are key factors in increasing your building’s diversion rates. Educate
your tenants and janitorial vendor on recyclable materials and the differences between each
container. Conducting a waste stream audit before and six months after your training is a great
way to document your success.
For more information on developing and maintaining a successful program, check out CBRE’s
Waste Audit Guide.
Reserve your seat at the table on June 16 June 7, 2011
Hal Myers – Senior Director of Marketing
You’ve heard the term “greenwash” – a word used to describe people or organizations that put a
marketing spin on their efforts to present themselves as sustainable. Swap that out for straight
talk, and you get “Valuing Sustainable Real Estate” – a clear-thinking, unabridged roundtable
discussion on the true value of green in today’s real estate market, and why the benefits of
sustainability are often overlooked by lenders, appraisers and investors.
I like that our 90-minute seminar on Thursday, June 16, is bringing together
leading experts who deal with different aspects of property valuation on a
daily basis. There’s no “wash” in his talk when Nils Kok takes the mic. The
landmark work he has done in evaluating the microeconomics of energy
efficiency in buildings, as well as the scientific studies he’s led at both
Maastricht University and the University of California, Berkeley, has made
Nils a much sought-after speaker (e.g., The United Nations, Urban Land Institute and Harvard
Business School, among others) and a leading reference on institutional property investment.
Also on board for June 16 is James Finlay of Wells Fargo Bank. Besides his role as a primary
appraisal manager for LEEDâ-certified and high-performance real estate collateral, James has
unique insight into investing in green at Wells Fargo Bank, which to date has extended more

30. than $3.25 billion to green/high-performance real estate. We’re eager to hear his views on
appraisal and criteria for loan qualification.
Finally, Tim Runde of Carneghi-Blum & Partners has more than 20 years of commercial real
estate appraisal experience covering a wide variety of property types. Tim is one of the few
people to hold both MAI and LEED APâ designations and speaks with equal fluency on topics of
green and real estate development issues.
Sound educational? We think so. And with our own Dave Pogue teaming up with Norm Miller,
Ph.D. (Burnham-Moores Center for Real Estate) and John Clapp, Ph.D (University of
Connecticut) as moderators, “Valuing Sustainable Real Estate” promises to cut through some of
the clutter surrounding the value of green and get at the heart of the issues. Click here to
register (talk about value – it’s free!) and mark the morning of June 16 for a straightforward
discussion on green. Questions? Drop me a line at hal.myers@cbre.com.
Get control of your electrical expenses June 2, 2011
Dan Simpson, LEED AP – Asset Services Director
The California Energy Commission recently announced the release of its latest report on lighting
controls entitled “Lighting the way to Demand Response.” The $3.7 million study was funded by
the California Energy Commission through its Public Interest Energy Research Program (PIER).
Research was jointly developed by Southern California Edison (SCE) and the California Lighting
Technology Center (CLTC) and looked to explore the most cost-effective
ways to reduce peak electrical demand through the implementation of
lighting controls systems. The program featured nine technical projects and
a cross-cutting market connection project. One of the more technical
projects included the integration of lighting controls with utility demand
response signals.
With increased pricing of electricity during higher demand periods, lighting controls are
becoming a favorable trend for owners, as well as tenants and building managers. The study
noted that lighting control systems can reduce demand by more than 35% without a noticeable
effect on the building’s occupants.
The study, which included demand response controls, was coordinated by SCE personnel who
initiated test commands from an offsite location for four scenarios: immediate, hour of, later
same day and next business day. All three of the installed systems were able to respond
successfully to the requirements of demand response operation.
Although all three of the systems tested operated adequately once installed and correctly
commissioned, the installation and commissioning of several of the systems required unplanned
repeat visits by the installers to ensure the systems were operating in the manner designed.
This suggests complex installation and calibration. Additionally, the premium over and above
standard lighting control systems could pose a barrier to market adoption.
While the implementation and adoption of lighting control systems are in their early stages, it
appears that the price point for market entry will become a viable alternative to standard lighting
systems as more manufacturers offer additional choices. This and the peak-demand rate
strategies of utility providers will make the adoption of lighting control systems an area of
consideration for tenants, owners and building managers in the coming years.

31. What’s in your neighborhood? Amenities May 31, 2011
may be closer than they appear!
Jessica Morris, LEED AP – Real Estate Manager
Do you know how walk-able your neighborhood is? Could you survive
without a car? Thanks to Walk Score, now you can find out! Walk Score
ranks a neighborhood on a 100-point scale based on its walkability. The
ranking system takes into account distance to schools, grocery stores,
public transit, restaurants and more. The site also provides features for
developing commuting routes and exploring.
Why do walkable neighborhoods matter? Not only does cutting down on vehicle use reduce
greenhouse gas emissions, but the average resident of a walkable neighborhood weighs seven
pounds less than someone living in a sprawling neighborhood! Additionally, walkability helps
boost property values and increase community involvement of residents.
So use this tool to market your property, search for the ideal location for your next home or
explore what’s within reach in your current neighborhood. Type in your building address and see
how your neighborhood ranks.
Travel responsibly this Memorial Day May 26, 2011
Victor Spivak – Real Estate Manager
Headed out of town for Memorial Day? Make sure to minimize your environmental impact by
observing these sustainable travel practices:
 Print only necessary travel documents
 Reduce use of towels and linens
 Turn off lights and HVAC when leaving the hotel room
 Consider staying in an environmentally friendly hotel to promote sustainability
 Bring refillable water bottles
For more tips on making sustainability a part of all your summer vacation plans, pack our 101
Tips for Travel and don’t forget to share them with family and friends. Have a safe and happy
holiday weekend!
Medical office buildings get healthier with LEED® May 19, 2011
Lori Granberg – Asset Services Associate Director
Shortly after the U.S. Green Building Council® launched LEED® for
Healthcare, we learned that 1101 Madison Tower in Seattle was the first
healthcare facility to earn LEED for Existing Buildings Silver
certification. Although health and wellness are its primary aims, the
healthcare industry surprisingly has fewer sustainable facilities than other
property segments. Even in lower-intensity, non-hospital healthcare