The dust that accumulates is a great place for bacteria and mold to initiate growth, which not only increases the blockage problems but also gives rise to excessive operating costs, comfort control problems, and unhealthy sanitary conditions that are not conducive to good air quality.

So when green hotels are making purchasing decisions and buying the higher efficiency HVAC systems it is highly likely the EER rating on the unit is compromised in the first 18 months or less without proper preventative maintenance service.

There are a variety of methods to tackling this cleaning, all with numerous pros and cons. Selecting the most efficacious technique will come down to one’s individual situation of available funds, time, and severity of coil blockage.

Super heated steam at 600 degrees is one of the most effective and expensive methods to clean coils. It may be cost prohibitive for small coils such as PTAC units but is probably the most cost effective method for large HVAC units. Nevertheless, each situation is unique so there maybe instances when high heat steam is the right solution for PTACs. The more traditional method uses foams and sprays, which are usually less expensive, but may be less effective at dislodging deeply embedded particulates from the coils than super heated steam.*** Above left a coil that is damaged and dirty, above right a clean well maintained coil

Both alkaline & acidic chemicals are on the market for coil cleaning. More potent solutions will have a more potent odor and fumes, proper respirator equipment will be required. These chemicals have to be disposed of properly as well. It was not uncommon for hotels to use a remote section of the parking lot or loading dock area where these chemicals were simply being rinsed into the storm water system. Additionally, using chemicals can have a degrading effect on the coils’ metals if the wrong solution is selected. Multiple reports have warned of a reaction between the cleaning chemicals and the metal parts; corrosion of the aluminum and copper fins and tubing can result. Therefore while shininess may prove appealing, it may be misleading. Over time, the degradation can damage the system and result in a costly premature coil replacement.

Some other “lower-tech” cleaning methods utilized compressed air. By blowing debris off with compressed air, this cleaning job can be the quickest method when time constraints are paramount. Drawbacks to this technique are that the dislodged debris is now airborne – required an additional step in the clean up process to recapture the blown-out particles. Adding mold into this scenario quickly highlights how much more of a problem the capturing of these particulates truly is. Also, blowing compressed air “at the dirty coils” is precisely the wrong direction towards the dirty side! Therefore using compressed air may leave a large amount of dust and dirt deep inside the unit; using a shop-vac in conjunction is recommended along with proper eye and breathing protection.

Brush cleaning is another simple easy coil cleaning method; using a small soft brush will be effective for a light amount of dust and will not be effective for extensive cleaning scenarios. For this method to be effective, one will have to clean coils more frequently – every 4 – 5 months – to ensure cleaning effectiveness.

UV light is gaining popularity as a method but it more commonly used to maintain cleanliness rather than remove large amounts of dirt and debris. I have seen an ionizer device at a show recently but I will reserve comment for now.

All in all as with any mechanical system, following the manufacturer’s recommended maintenance schedule is paramount to maintain peak performance. As with regular oil changes with your car, regular A/C coil cleaning is important, standard required service in order to promote long system life, guest comfort, and high operating efficiency. Lowering bills, increasing guest satisfaction, and decreasing unexpected repair down times are the direct results from coil cleaning!

EcoGreenHotel is expected to release a M&V study by the end of the 4th quarter that is currently underway. For a copy send us an email at info@ecogreenhotel.com

 About the Author

CHRIS LEWIS, DIRECTOR OF ENERGY SOLUTIONS EcoGreenHotel – Chris works with EGH partner owners and operators on a daily basis performing on-site mechanical evaluations, overseeing on-site project installation, executing energy audits, energy modeling to support SBA Loans and Energy Rebate Administration. Chris oversees benchmarking for several properties to insure proper reduction after project installation. Chris’s team is responsible for measuring and tracking of trends for our partner hotels adding a proactive approach to potential waste of water, electric and fossil fuels.

Prior to joining EcoGreenHotel Chris spent 17 years in the hospitality industry both in the U.S. and abroad managing and directing departments including hotel operations, food and beverage, renovation and construction. Chris previously served as Development and Construction Manager at OTO Development opening dozens of branded new development hotels.

Two extremely credible organizations The International Tourism Partnership (ITP), founded in 1992, bringing together the world’s leading international hotel companies to provide a voice for environmental and social responsibility and The World Travel & Tourism Council (WTTC) the global authority on the economic and social contribution of Travel & Tourism have been driving a solution that will allow the hospitality industry to look at carbon measurement on an even playing field.

Over 15,000 hotels around the world have so far adopted the Hotel Carbon Measurement Initiative (HCMI) methodology that allows them, for the first time, to calculate and communicate the carbon footprint of hotel stays and meetings in a consistent and transparent way.

This huge achievement is the result of months of hard work by the working group of International Tourism Partnership (ITP), the World Travel & Tourism Council (WTTC) and 23 leading global hospitality companies to roll out the methodology to their properties and to communicate the initiative to a wide range of stakeholders –including industry associations, certification bodies and corporate customers.

Version 1.1 of the methodology was issued June 5^th 2013 to mark World Environment Day. This latest version gives greater clarity on reporting emissions and has been streamlined to make it more user-friendly, including easy-reference emissions factor tables.

HCMI, a voluntary and free methodology, has been developed to be robust enough to meet global carbon reporting standards but also practical enough for any hotel to implement, from huge casino hotels to small bed and breakfasts.

At the recent WTTC Global Summit in Abu Dhabi, Bill Clinton acknowledged the importance of HCMI in his keynote address, stating that the travel industry has already started to take on the environmental agenda and that he was delighted to see the development of HCMI, thanking all companies involved for their collective efforts on it.

David Scowsill, President & CEO of WTTC said, “The Hotel Carbon Measurement Initiative is a fantastic example of the world’s largest hotels putting their competitive differences to one side to work together in the interests of the industry overall. It is fitting that we mark World Environment Day with the release of the next version and I hope that even more hotels will sign-up to use what is rapidly becoming a new industry standard”.

Stephen Farrant, Director of ITP says, “The industry’s willingness and ability to come together to make sense of the carbon issue, for the benefit of the customer, is a significant achievement and a great example of practical, effective collaboration on a critical environmental concern. With such a high volume of hotels globally now measuring their carbon footprint in a consistent way, and with corporate customers increasingly hungry for this information, this is a great step forward on World Environment Day.”

The Working Group responsible for the creation of HCMI comprises of leading international hotel companies such as Accor, Beijing Tourism Group, Carlson Rezidor Hotel Group, Diamond Resorts International, Fairmont Hotels and Resorts, Hilton Worldwide, Hong Kong & Shanghai Hotels, Hyatt Corporation, Inter Continental Hotels Group, Jumeirah Group, Mandarin Oriental Hotel Group, Marriott International Inc, Meliá Hotels International, MGM Resorts International, NH Hotel’s, Orient-Express Hotels Ltd, Pan Pacific Hotel Group, Premier Inn – Whit bread Group, Star wood Hotels & Resorts Worldwide, Inc., Shangri-La Hotels and Resorts, The Red Carnation Hotel Collection, TUI AG, Wyndham Worldwide.

Every green hotel should have a plan in place to benchmark their current energy, water and waste. Once a benchmark is identified goals to reduce their environmental impact must be developed and executed on. Probably most important is to measure results into the future to ensure your sustainable strategies are making the expected impact on reduction. There are properties that are loosing business because they are unable to quantify their carbon footprint to prospective corporate travel or meeting planners. It is refreshing to see so many properties adapt HCMI.

For further information, please contact: info@hotelcarboninitiative.org or see www.tourismpartnership.org

About the Author

Scott Parisi is President of EcoGreenHotel, a firm that develops energy and sustainability projects for commercial buildings with a large focus on the hospitality sector. As President of EGH, Scott’s day to day responsibilities include developing and implementation of energy and sustainability strategies into hotels, leveraging federal state and local utility incentives to subsidies projects and building partnerships with like minded companies that add value to EGH’s client base. Additionally, Scott develops and hosts educational workshops, staff trainings and has spoke at national and regional events including AAHOA’s National Convention, Green Lodging & Hospitality Conference, Boston Green Tourism Events, Philagreen Hospitality Association Events, GF Management University Sessions, National Purchasing Network Annual Expo and the Global Renewable Energy Networking Summit.

LightFair International® 2013 toughted over 500 exhibitors, 200+ hours of accredited training and educational lectures lasting 3 days hosted at the Pennsylvania Convention Center. This year was by far one of the most successful showcases of the latest & greatest technology being released on the market in the coming months.

Oh The Places You You’ll Go! —- (Dr. Seuss 1/22/90)

LED technology was by far the most prominently represented technology this year at LightFair. LED technology solutions showcased ranged from decorative lighting to parking and site luminears. One of the most impressive decorative applications displayed was the flexible micro-LED tape.  Taking this flexible tape to mount vertically behind frosted glass created an effective accent illuminated wall.

Another application for this “flex-tape” identified was to apply it to the outside of a simple glass cylinder; an effective pendant fixture resulted that was both unique and a prominent announcement piece of your facility’s “green efforts.”

A unique applications for green hotel closets utilized an LED studded closet bar to illuminate the clothes hanging below. Capable of operating on a door switch, the statement this subtle feature can make should not be overlooked. Outside, LED luminaries have migrated, coming down off the pole lighting parking decks & garages.  Garage luminaries entering the market promise lower wattage, longer life, and better CRI lighting quality than the existing metal halide standard on the market today. Better CRI light quality leads to easier night vision for patrons equaling higher safety & security.

The bottom line simply is that “if a hotel or any facility wishes to eliminate all “screw-in” lamps, there is today an LED product capable of satisfying most sought after applications.”

New LEDs Unveiled

Touched on above, LED applications are becoming prolific. One of the “sharpest” new LEDs was found over at the GE pavilion for an edge-light supermarket suspended aisle troffer. This product, seeking to expand upon those glass LED exit signs most have become familiar seeing, utilizes the same principle to provide light through a sleek sheet of clear glass to make a modern sleek energy savings statement.

In the upgrade realm, CREE has unveiled the UR-series capable of retrofitting a facility’s existing 2×2 & 2×4 fluorescent troffers with LEDs. The CREE approach with this series, instead of the “linear LED” re-lamp & ballast bypass, has been to replace the ballast and connect the UR’s LED “light sabers” to the new ballast. By upgrading the existing troffers via this method, the entire troffer fixture is able to maintain its UL listing; the linear T-8 LED relamping is not able to maintain the fixture’s UL rating once the original ballast is completely bypassed.

Finally, Phillips new A-lamp has eliminated its yellow enclosure – opting for a completely new LED light engine and a white shell. Switching out the yellow, Phillips hopes customers are more comfortable and less weary of trying out their LED A-lamps.

Big Projects Need Big $$ Bucks

Despite the advancements & price drops from early-gen products, its no secret a large LED lighting project can cost a lot of money. While federal, state, and local utility incentives are widely available, the remaining capital outlay can prove daunting for many institutions. A new offering by Phillips & GE seeks to erase these financial obstacles; both companies’ capital divisions have unveiled direct financing options for LED projects with the goal of creating day one cash flow positive projects! These programs have specified flexible financing options of up to 10 years and are open to any non-residential projects. While these program’s goals are designed to foster their specific LED products’ installation, GE has offered to include financing for non-GE LED products (provided “a majority” of the project is still GE).
Rise of the Plasma

The newest technology beginning to blossom is plasma lighting technology. Plasma lamps are a type of electrodeless lamp energized by radio frequency (RF) power. Despite having a minor presence at LFI this year when compared to LED, the technology is advancing every year with newer, warmer color temperatures being unveiled every year. Cost and viable applications are also maturing highlighting this technology will become a major consideration in the coming years, so stay tuned!

Although I covered a large percentage of lighting that a typical lodging facility requires there are some areas such as guest rooms that have a lower time of burn that makes it tough to come up with LED solutions that will deliver a palatable payback. EcoGreenHotel is just wrapping up a new build project for the Kana Hotel Group where we eliminated over 60% of their lamps at the Embassy Suites Knoxville West, which will be hosting their grand opening this spring. Although we are not at a point to say we can build a stylish hotel with 100% LED Luminaires Fixtures we are closer than ever.

For more information on lighting rebate administration, lighting design or lighting savings analysis contact me at ggrochmal@ecogreenhotel.com or 888.229.0213.

About the Author
GEOFF GROCHMAL, DIRECTOR OF SUSTAINABILTY – EcoGreenHotelSince early 2011 Geoff has worked in the Energy Solutions Division, specializing in Energy Star benchmarking and Energy Modeling. Lighting Rebate Submissions and Project Management. Geoff graduated from The George Washington University with a BA in Economics. Prior to his work at EcoGreenHotel, Geoff had conducted an extensive array of quantitative research – choosing to focus on Californian “green” legislation AB 939 Integrated Waste Management Act for his senior thesis research project. His findings showcased a fundamental link between an area’s wealth and its ability to meet the state’s “green goals.”

TripAdvisor GreenLeaders have met a set of environmental standards developed for TripAdvisor by a leading environmental consulting firm, with input from expert partners. The more green practices a hotel has in place, the higher its GreenLeader level, which is shown on the property’s listing on the TripAdvisor site.

“Hostelling International USA is proud of its sustainability efforts around the country thus far,” says HI-NYC General Manager George Finn. “I am very pleased to be recognized as a leader in the industry by TripAdvisor’s GreenLeader Initiative as we move to create a greener planet for all of its inhabitants now and in the future.”

Travelers can now search for accommodations that have a GreenLeaders status on the TripAdvisor site, and view a detailed list of environmentally-friendly practices that they can expect at each location.

“TripAdvisor GreenLeaders are leading the hospitality industry in making efforts to improve their environmental footprint,” said Jenny Rushmore, director of responsible travel at TripAdvisor. “We greatly applaud these accommodations and are pleased to share their eco-friendly practices with our online audience of more than 200 million travelers.”

The TripAdvisor GreenLeaders program was developed in partnership with the U.S. Environmental Protection Agency’s ENERGY STAR^® program, the U.S. Green Building Council, and the United Nations Environment Programme. For more information, please visit www.tripadvisor.com/GreenLeaders.

About Hostelling International – USA
Hostelling International – USA is the American affiliate of the Hostelling International network of more than 4,000 hostels in over 80 countries, with nearly 60 hostels across the USA. As a national non-profit organization, they have been serving the needs of young travelers for more than 75 years. The Hostelling International-USA Mission: “To help all, especially the young, gain a greater understanding of the world and its people through hostelling.”

About TripAdvisor
TripAdvisor^® is the world\’s largest travel site*, enabling travelers to plan and have the perfect trip. TripAdvisor offers trusted advice from real travelers and a wide variety of travel choices and planning features with seamless links to booking tools. TripAdvisor branded sites make up the largest travel community in the world, with more than 200 million unique monthly visitors**, and over 100 million reviews and opinions. The sites operate in 30 countries worldwide, including China under daodao.com. TripAdvisor also includes TripAdvisor for Business, a dedicated division that provides the tourism industry access to millions of monthly TripAdvisor visitors.

TripAdvisor, Inc. (NASDAQ: TRIP) manages and operates websites under 19 other travel media brands:, www.bookingbuddy.com, www.cruisecritic.com, www.everytrail.com, www.familyvacationcritic.com, www.flipkey.com, www.holidaylettings.co.uk, www.holidaywatchdog.com, www.independenttraveler.com, www.onetime.com, www.seatguru.com, www.sniqueaway.com, www.smartertravel.com, www.tingo.com, www.travel-library.com, www.travelpod.com, www.virtualtourist.com, www.whereivebeen.com, and www.kuxun.cn.

ENERGY STAR qualified HeronLED desk lamps are made in the USA from recycled e-waste

SANTA CRUZ,  APRIL 16, 2013 – LittleFootprint® Lighting, a pioneer of sustainably designed LED task lighting products made in the USA from recycled e-waste, announced today the installation of its HeronLED® Personal Task Lights in all 120 guest rooms in Seattle’s Hotel 1000. Known for its hi-tech, eco-friendly rooms and on Condé Nast Traveler’s Gold List 2013, Hotel 1000 purchased the desk lamps to provide better lighting for guests while reducing energy costs and demonstrating its commitment to sustainability and green jobs in the US.

“Improving sustainability credentials and reducing energy costs are very important goals throughout the hospitality industry, so we’ve always believed hotels would be an important market for us”, said Nancy Wahl-Scheurich, CEO of LittleFootprint Lighting. “We’re also aware, however, that hotels won’t invest in a light just because it’s “green”; it has to look good and provide really good light.  One of the key reasons Hotel 1000 chose the HeronLED was to respond to guest suggestions that lighting of the desk area be improved.  The HeronLED’s brightness and easy adjustment to get light where the user wants it get the job done”.

The HeronLED Personal Task Light is the first made-in-USA LED desk lamp to earn the ENERGY STAR and is the only one to be made from recycled computers and other electronics (e-waste). “We were very happy to find such a unique desk lamp for our guest rooms”, said Denny Fitzpatrick, General Manager of Hotel 1000.  “Customer feedback let us know we needed to improve lighting, and we believe our guests will appreciate that we’ve done it with a desk lamp that not only saves energy, but also reduces landfill and is made in the USA.”

About LittleFootprint Lighting
Founded by LEED AP Nancy Wahl-Scheurich and headquartered in Santa Cruz, California, LittleFootprint® Lighting is a manufacturer of sustainable LED task lighting products that are made in the USA from recycled materials. Designed for hotels, commercial buildings and home offices, LittleFootprint Lighting’s products deliver the right amount of light where it’s needed, saving energy and helping to reduce eye strain. LittleFootprint Lighting’s products are distributed to the hospitality industry by Pineapple Hospitality.

www.lfplighting.com
http://www.facebook.com/lfplighting

About Hotel 1000
Located at the corner of First and Madison in the heart of downtown Seattle, Hotel 1000 is a world-class luxury hotel that offers distinctive amenities, sophisticated accommodations and anticipative service to provide guests with a truly customized experience. Hotel 1000 features 120 luxury guest rooms, BOKA RESTAURANT + BAR, Spaahh, The Golf Club and is steps away from the waterfront along Elliott Bay.  It is conveniently centered between Pike Place Market, Seattle Art Museum, the business district and lively and historic Pioneer Square. Hotel 1000 is committed to maintaining a leadership position in Seattle for environmental management of the property\’s waste stream by continually researching new options, products, and methods that enhance this objective. For more information, please visit www.hotel1000seattle.com.

About Pineapple Hospitality
Headquartered in Saint Charles, Missouri, Pineapple Hospitality™ brings fresh ideas to hospitality guests’ doors and owner/operators’ bottom lines — including FreshStay® (www.freshstay.com), EcoRooms & EcoSuites( www.EcoRooms.com) Environmentally Sensitive Amenities™, TOMMY BAHAMA Amenities, Eco.Fresh, ecossential elements, and greenSPA™ amenities, AVIVA and WAVE dispensers, Energy Efficient Lighting and Controls, Custom Linen & Towel Re- Use Programs, Green Earth Key Cards, Energy Management Systems and Controls, High Performance showerheads, Zero Odor, and dozens of other products and programs. For more information, please visit www.pineapplehospitality.net  or call 636-922-2285.

Lighting utilized in environmentally friendly hotels is changing rapidly.The LED is fueling this change. Light Emitting Diodes (LED) is a solid-state semiconductor device that converts electrical energy directly into light. On its most basic level, the semiconductor is comprised of two regions. The LED Chip when combined with an LED Driver and other thermal and optical technologies can create a complete LED Luminaire.

Manufactures are starting to step outside of the typical screw in lamp application by developing complete fixtures that upgrade existing fixtures completely eliminating the need for screw in replacement lamps.  TheLED Luminaire is a complete lighting unit consisting of LED-based light emitting elements and a matched driver together with parts to distribute light.

One of EcoGreenHotel ‘s first LED Design projects we installed was for Hostelling International – NYC.We installed one hundred PAR 30 LED lamps. Just a few years ago we installed a quality PAR 30 LED screw in lamp replacement throughout some areas of the project.This replacement was priced atone hundred dollars a lamp. Fortunately we were able to subsidies the cost by 50% or $50 a lamp thanks to a NYSERDA state incentive program.

Similar to the 32” television scenario the rapid evolution in PAR 30 replacement technology has driven down cost quickly. Today we can install a LED luminaire priced less than half the price with a three to five year warranty depending on the manufacturer.

In addition to competition driving prices down throughout the LED industry another fascinating enhancements in LED technology applications is the possibility that we just might be ableto eliminate the screw in lamp in the hospitality industry.The compact fluorescent has been a wonderful technology to bridge us until LED technology matured. CFL shortfalls include proper disposal because of the mercury utilized in manufacturing. Another huge shortfall with CFL lighting is the impact on aesthetics. No one likes to see a Springlamp Spiral through a beautiful decorative fixture. The fact that CFL never could meet dimming expectations also has hindered full adaptation into high profile areas of hotels.

There are several quality manufactures making LED luminaires for use in high hour burn spaces such as lobbies, restaurants, hallways and meeting space. CREE LED has a terrific line of options for 4” and 6” luminaires that dim wonderfully and are warrantied for five years and most are Energy Star Labeled. The day of keeping a huge inventory of twenty different types of screw in light bulbs may be coming to an end.

CREE CR4 LED Luminaire

A bonus for existing hotels when comparingLED luminaires versus a typical screw in LED is in rebate processing.The price per fixture available to you in a prescriptive rebate programs in some cases will give a greater dollar value versus a screw in LED lamp.

Another main driver of hotels installing LED lights is that utilities in almost every state offer some rebates for LED lighting. Details on these programs are aggregated in the federal DSIRE database and on individual utility sites.Prescriptive rebates provide a specific predetermined dollar amount for each fixture replaced.

TerraLUX Linear LED Engine

Ok so we talked about recessed can lighting. I know some of you are saying what about all the decorative sconces I have lining my hallways and banquet areas. We have been searching for a viable solution for decorative sconces for the past few years. It is an issue in the hospitality industry. Not only are you changing lamps frequently the ballasts are failing as well. Recently we have been introduced to the TerraLUX Line Voltage Linear LED Engine. It is a self-contained, plug-and-play LED solution for decorative lighting fixtures. The TerraLUX module is dimmable, and requires no additional drivers or special sockets.

So our Green Hotel has their hallways and corridors covered without one screw in lamp. Lets step to the back of the house, the administrative offices, fitness center and the gym. In that past several years new build and franchised prototypical plans have transitioned to Super T8’s and even more efficient T5’s for 2’ X 2’ or 2’ X 4’ fluorescent troffers. Mercury is still present and light bulbs that need replacing and proper disposal still exists. A promising technology is LED Flat Panel Luminaires for these areas in a few more years. Today it is hard to find flat panel luminaires from a reputable vendor that will deliver consistent color temperatures or a warranty. If you plan on procuring technologies that may not have hit the main stream yet, ask for hospitality references and make sure the product has a third party certification such asbeing UL Listed.

A typical recessed troffer as you would see in a fitness center or above your desk in your office normally utilizes 4ea 32 watt T8’s burning approximately 128 watts. An LED troffer will eliminate the need to replace lamps and ballasts and deliver an equivalent lumen output while only utilizing 44 watts total.  LED troffers are now a proven technology being manufactured by several of the top manufacturers.

Exterior lighting is a major energy load for green hoteliers and the replacement cost when you need to repair a parking lot pole light could cause you to have to rent a lift and a licensed electrician. Several manufacturers are bringing exterior LED products to the hospitality industry. There is a option to utilize an LED for all exterior applications. The payback may still be lengthy for an existing hotel however a new build can encompass LED applications for all exterior lighting at a minimal investment delta. The Cree Edge area square luminaires offer excellent uniformity for applications including parking lots and large common spaces for pedestrians and motorists.Cree offers a 10-Year Limited Warranty for select LED Architectural Downlights.

Although I covered a large percentage of lighting that a typical lodging facility requires there are some areas such as guest rooms that have a lower time of burn that makes it tough to come up with LED solutions that will deliver a palatable payback. EcoGreenHotel is just wrapping up a new build project for the Kana Hotel Group where we eliminated over 60% of their lamps at the Embassy Suites Knoxville West, which will be opening this spring. Although we are not at a point to say we can build a stylish hotel with 100% LED Luminaires Fixtures we are closer than ever.

For more information on lighting rebate administration, lighting design or lighting savings analysis contact me at sparisi@ecogreenhotel.com or 888.229.0213.

About the Author

Scott Parisi is President of EcoGreenHotel, a firm that develops energy and sustainability projects for commercial buildings with a large focus on the hospitality sector. As President of EGH, Scott’s day to day responsibilities include developing and implementation of energy and sustainability strategies into hotels, leveraging federal state and local utility incentives to subsidies projects and building partnerships with like minded companies that add value to EGH’s client base. Additionally, Scott develops and hosts educational workshops, staff trainings and has spoke at national and regional events including AAHOA’s National Convention, Green Lodging & Hospitality Conference, Boston Green Tourism Events, Philagreen Hospitality Association Events, GF Management University Sessions, National Purchasing Network Annual Expo and the Global Renewable Energy Networking Summit.

What is a Capital Expense Budget?
A capital expenditure (CAPEX) is the cost of developing a new hotel or purchasing non-consumable assets for an existing property. For example, the purchase of a photocopier involves CAPEX, and the annual paper, toner, power and maintenance costs represent operating expenses (OPEX).

Capital Expenditure Budgets identify the need for replacing long-term assets of the hotel, for renovating the hotel, and for expanding the hotel. These expenditures are long term in nature, and the PP&E (Property, Plant, and Equipment) will last from one to thirty years.

One approach is to establish a priority system for capital projects. For example, mandatory projects to satisfy government requirements and replacement of certain equipment usually take priority, followed by brand requirements. A more detailed breakdown of these categories, in general order of priority, might look like this:

• Requirements to meet legal compliance and personal safety
• Requirements to protect corporate, brand and financial integrity
• Energy and water efficiency projects with high expected ROI
• Maintenance or replacement of worn-out equipment
• Completion of ongoing projects (Example: – replacing 15 PTAC’s every year)
• Other projects

Does every hotel have a capital budget?
CAPEX versus OPEX is an acceptable accounting practice for small and large businesses and is a normal practice for most hotels. Even prior to the financial crisis of 2007-2008 we were seeing lending institutions enforcing hotels to commit 3%-5% of top line revenues to be reinvested in capital expenditures. Loans with these contingencies require owners to fund an escrow account monthly and make it mandatory for the hotelier to invest back into the real estate asset on an annual basis.

Many hotels have five, ten and twenty year capital plan strategies in addition to an annual budget derived during budget season.

Identifying water and energy projects that deliver reductions in utility expenses

Energy Benchmarking
Hotels planning to dedicate capital dollars to implement water and energy efficiency technologies should conduct a benchmarking of their utility usage. A proper benchmarking will identify the percentage breakdown of water, natural gas and electricity. Comparing the water and energy load percentages is crucial to identifying where your property should invest into technologies that will reduce loads that are non typical of other buildings in the hotel segment.
The Environmental Protection Agency’s, ENERGY STAR Portfolio Manager is the most recognized benchmarking tool. Almost all major brands have now provided additional tools and directives making it mandatory that each hotel is responsible for carbon and energy benchmarking.

Energy Reduction Technologies
In the past 3-5 years there have been amazing advancements in energy solutions including LED Lamps that are guaranteed for 5 years, Ozone Laundry Systems that reduce chemical usage, natural gas and water. There are liquid pool solutions that create a powerful pool cover to lock in humidity and heat. For every proven technology that is priced correctly, installed and serviced by a professional and a guarantee on energy savings projections there are five more vendors that don’t understand guest comfort. Be careful to work with a vendor that understands the hospitality industry. A third party energy consultant who understands the hospitality industry can be a huge resource to a green hotel when integrating energy reduction technologies. A good energy consultant will assist in building benchmarking, identifying rebates; administrate technical analysis needed to achieve custom incentives, vendor negotiation of price and inclusion of energy saving guarantees and professional project management.

Rebates and Incentives
Several of local utility providers offer incentives in the form of cash rebates for select energy technologies. Most technologies eligible for local utility rebate programs have been tested and found effective for your geographical area.

Low interest loan programs are available in some areas of the country offering 3%-5% funding for approved energy efficiency technologies. There are also grants available sometimes funded by federal government and sometimes funded by your local county. In Virginia Beach a commercial building owner can save on his property tax if he is operating in a energy efficient manner.

In Tennessee the TVA (Tennessee Valley Authority) offers a custom program for most electricity reducing technologies rebating up to ten cents per kWh while through a state program Pathway Lending offers 3%-5% rates to fund the project over five years allowing for positive cash flow for the property.

About EcoGreenHotel
EcoGreenHotel supports hotels to identify energy efficient strategies that reduce a property’s energy usage
and overall environmental impact. As owner’s agents and through our vendor neutral approach, we find the right technologies, products and solutions to deliver the best quality and value for all our clients. We specialize in identifying and taking advantage of incentives, grants, rebates and loan programs that are available through federal, state and local agencies.

Prior to this crisis strategies to develop new hotels or acquire existing assets with a small percentage of cash out of pocket were plentiful. Today to secure funding it may take 30%-40% of hard cash to move a deal forward.

The Small Business Administration (SBA) is offering a way to leverage funds at well below market rates for major renovations and new construction with as low as 10% cash down. The catch? Some money-saving energy efficiency or renewable energy measures must be in the mix.

Millions of dollars in SBA 504 loans have been available for decades to help small businesses grow. The greening of the program began when the Energy Independence and Security Act of 2007 added 3 public policy goals that could qualify businesses for a loan for construction, renovation, or refinance to:

1. Build a new facility (or retrofit an existing building) that consumes at least 10% less energy.
2. Incorporate sustainable design such as LEED into the new construction or renovation projects or building purchases.
3. Incorporate the production and use of renewable energy onsite for the business and/or for the local utility.

Another area the 504 green loan program can assist the hospitality industry is to bring cash to the table for major renovations. Hotel franchise companies have been lenient over the past several years on product improvement, as not many hoteliers have had the financial ability to perform major renovations. In the past several months the need for franchise companies to protect their brand have resulted in many hotels being put on notice that they must reinvest in their asset. In addition to the ability to kickstart a new development project if you have a large PIP (Product Improvement Plan) on your plate the Green 504 Loan may be particularly well suited.

The usual SBA maximum eligibility limits do not apply and the loans are available on a “per project” basis. The Green Loan is a second mortgage, which may be as much as $5.5 million, and larger businesses are able to utilize multiple 504 loans on multiple buildings. The jobs creation/retention requirements of a traditional 504 loan does not apply to the Green 504 Loan, making it a good fit for hotels, which have lots of square footage but relatively few employees.

The key affordability features of the Green 504 Loan are that they are available with as little as 10% down/10% equity and are available at fixed, long-term rates that are well below the market for commercial loans.

As any government program submission of proper documentation is crucial. To show that your development or repositioning of an asset will be planned and built with sustainability at the forefront energy modeling and selection of energy efficient technologies that will show palatable payback is required in the planning stages.

An energy consultant is required as part of the submittal package. With careful analytics and support, an energy consultant as well-versed in the PIP process as they are in the Green 504 Loan process can ensure that all stakeholder goals are met.
A qualified energy consultant to support the extensive documentation required by SBA to ensure the public policy goals of the Green 504 Loan are met must have previous experience with hotels and with the SBA. The scope of work for your selected energy consultant will include utilizing building modeling software that is approved by the Department of Energy. They will need to develop calculations addressing building envelope, base lighting and HVAC operations. They will have to clearly show how the project will reduce energy consumption by at least 10% in comparison to a baseline analysis. In almost all cases you will have to incorporate a renewable energy source into your project.

If you have been trying to get a development project pushed forward or your franchise brand is mandating you to spend millions on a PIP to retain your flag contact our team of hotel energy experts we can help info@ecogreenhotel.com.

About Scott Parisi
Scott Parisi is co-founder of EcoGreenHotel, a firm that develops energy and sustainability projects for commercial buildings with a large focus on the hospitality sector. As President of EGH, Scott’s day to day responsibilities include developing and implementation of energy and sustainability strategies into hotels, leveraging federal state and local utility incentives to subsidize energy performance projects. Scott is s a veteran hospitality professional with over 20 years of experience including serving as General Manager of the United States first L.E.E.D. certified and “Environmentally Friendly” Hotel-the Sheraton Rittenhouse Square, Philadelphia.

Repair First!

Before you set out to install new fixtures that will help reduce the hotel water bills, you need to ensure that the existing mechanisms are working at an optimum level. This means fixing even the smallest leak in any of the rooms of the hotel. Sinks, tubs, and showers are potential leak prone areas and studies show that even a single water leak can result in over 40 gallons of water wastage every single day! Check if you need to repair any of the existing fixtures in your hotel such as malfunctioning flapper and flush valves.

Our Energy Solutions Division at EcoGreenHotel is analyzing hotels every day and we have found some serious leaks. Most of the time we are aware of leaks due to closely monitoring utility bills on a monthly basis and constantly measuring trends. In the past few months we have found leaks in the back of washers dumping hundreds of gallons into trench drains. We have found leaks at backflow preventers and broken sprinkler heads just to name a few.

Be a Water Miser!

The words “water miser” do not have any negative connotations! What you will be doing is saving expenditures on water bills and undertaking conservation measures to aid the environment. If the hotel staff does not know how much water is being wasted, chances are high that they will do nothing to aid the conservation of water. Many hotels have introduced incentives for staff members who consciously help conserve water and bring about a reduction in water bills. Measuring and paying attention to trends can save plenty of water.

 Adding New Devices and Fixtures

Out of the total amount of water used in any hotel, statistics show that more than 41 percent of water is used for regular domestic use in restrooms, guestrooms, toilets, and urinals! There have been many advances in water technology in the last few years. In the past, toilets and urinals were designed to use about 3 gallons and sometimes more for every single flush! With new devices and low volume conservation measures, you will find that the newest toilets function with only 1.6 gallons of water per flush while urinals manage with just 1 gallon per flush. Dual flush commodes are available that utilize as low as .08 gallons per flush for liquid waste. You will not be compromising on quality or cleanliness by using these low volume models because they are designed with a specific purpose in mind and that is, to efficiently save as much water as possible and still complete their task.

In the past, sinks and showers that were fitted with water-flow controls would cause a variety of complaints from guests but this is history now. With the advent of water conservation technology, you can utilize several smart devices that will allow you to control the flow of water without hampering the guest experience in any way.

New products such as the Evolve Roadrunner 1.5 GPM Showerhead use ShowerStart Technology which will help you save about 2,700 gallons of water on an average every year. The Evolve system runs by letting you know that the water in the showerhead has reached an optimum heat level of 95° by reducing the flow of the water to a steady trickle. This means that you will not be wasting any water while waiting for the water heater to kick in. For a large hotel, such a new device could mean savings of up to $75 on water utility bills in every single room!

If you don’t want to change the showerheads just yet, another fantastic and salient water conservation technology option is the Evolve Ladybug which also uses ShowerStart Technology. Similar in function, this adapter can be attached to any existing showerhead so you attain the same benefits from using it. This adapter showcases a unique design and is specifically created keeping hotels that have water pressure of above 20 PSI in mind. It offers a single function spray pattern and can be attached to any standard shower arm that has half an inch fittings.

Along with other new products and fixtures, these will allow you to save time, money, energy, as well as hot water leading to a reduction in overall hotel water bills. The benefits of using these fixtures will be evident in the bottom-line of the hotel profits and savings.

Conclusion

There are many ways to save the important natural resource of water. Saving water today will lower your utility bills and help you save money in the short run but it also has many important advantages that will be beneficial for the environment and the human race for generations to come.

If you have been trying to reduce your water consumption contact our team of hotel energy experts we can help info@ecogreenhotel.com.

About Scott Parisi

Scott Parisi is co-founder of EcoGreenHotel, a firm that develops energy and sustainability projects for commercial buildings with a large focus on the hospitality sector. As President of EGH, Scott’s day to day responsibilities include developing and implementation of energy and sustainability strategies into hotels, leveraging federal state and local utility incentives to subsidize energy performance projects. Scott is s a veteran hospitality professional with over 20 years of experience including serving as General Manager of the United States first L.E.E.D. certified and “Environmentally Friendly” Hotel-the Sheraton Rittenhouse Square, Philadelphia.

Wyndham Worldwide
Wyndham reduced its normalized carbon footprint by 5 percent over the course of 2011, according to the company’s latest sustainability report. In 2010, the company produced 0.0098 metric tons of CO2 equivalent per square foot of space. In 2011, this figure dropped to 0.0093. Wyndham is working towards a goal of reducing emissions per square foot by 12 percent by 2016 and by 20 percent by 2020, over 2010 levels.

Hilton Worldwide 
Hilton announced 2011 results of LightStayTM, the company’s proprietary sustainability measurement system. The program has been a tremendous success with over $147 million in cumulative savings from efficiency projected for hotels reporting through LightStay.  Additionally, Hilton Worldwide has achieved its five-year goal to reduce total waste output by 20 percent, a full two years ahead of schedule.

Since the introduction of LightStay, the company has reduced its:

• Carbon output by 10.9 percent
• Waste output by 23.3 percent
• Energy use by 9.7 percent
• Water use by 7.5 percent

“Sustainability is an increasing focus across all our brands and is critical to the operations of our business,” said Christopher J. Nassetta, president and chief executive officer, Hilton Worldwide. “LightStay provides us with a global platform to respond to the challenges of managing natural resource constraints, and Hilton Worldwide is dedicated to empowering our property owners and operators with tools that improve economic and sustainability performance at all levels of our company.”

Marriott International, Inc.
Marriott recently released its second full comprehensive Sustainability Report, using guidelines set forth by the Global Reporting Initiative (GRI).  In it, Marriott announced $2.5 million invested in its environmental portfolio over the past three years. The results of Marriott’s 2011-2012 Sustainability Report are reported to shareholders, customers, nongovernmental organizations (NGOs) and associates. In the report, Marriott captures results from 2011 in the areas of environmental, economic and social responsibility performance.  Highlights from the report include a 12 percent reduction in water consumption per occupied room and a four percent reduction in energy consumption per square meter since 2007.

Inter Continental Hotel Groups
IHG’s carbon footprint is currently 59KG per room night sold. In their owned and managed estate, they seek to achieve energy savings of 6% to 10% over a three-year period (2010-2012) on a per available room night basis and will continue to grow hotels enrolled in Green Engage which is their proprietary benchmarking tool to 50%.

Starwood Hotels and Resorts
Starwood has quietly been an industry leader in implementing energy efficient, emission-reducing technologies. Starwood has established a public policy on environmental sustainability to facilitate company-wide alignment around green program goals. Through collaboration with hotel owners, franchisees, suppliers and business partners, they will actively work to reduce the environmental impact of practices aimed at conserving natural resources, minimizing waste and pollution, enhancing indoor environmental quality, establishing and reporting on key environmental performance indicators, and raising environmental awareness among our associates, guests and communities. Starwood will begin publicly disclosing its carbon footprint this year by participating in the Carbon Disclosure Project Survey.

Fairmont Hotels & Resorts
Fairmont was founded on an enduring connection to the land and communities where they do business. In 1990, Canadian hotels pioneered the Green Partnership program—a comprehensive commitment to minimizing hotels’ impact on the planet, which was accompanied by a guidebook on sustainable best practices in the lodging industry. This green philosophy has grown to become a core value of their company.

There are several other brands and independent hospitality hotels and companies embracing sustainability and integrating technologies and solutions into their operations. If you would like to share results on your individual property or if you are a management company tracking results of your sustainability efforts please contact me at sparisi@ecogreenhotel.com and I will try to incorporate your achievements in a future posting.

About Scott Parisi

Scott Parisi is the founder of EcoGreenHotel, a firm that develops energy and sustainability projects for commercial buildings with a large focus on the hospitality sector. As President of EGH, Scott’s day to day responsibilities include developing and implementation of energy and sustainability strategies into hotels, leveraging federal state and local utility incentives to subsidies energy performance projects. Scott is s a veteran hospitality professional with over 20 years of experience including serving as General Manager of the United States first L.E.E.D. certified and “Environmentally Friendly” Hotel; the Sheraton Rittenhouse Square, Philadelphia.

Scott develops and hosts educational workshops, staff trainings and has spoke at national and regional events including NJ Green Hotel Workshop, AAHOA’s National Convention, Green Lodging & Hospitality Conference, Boston Green Tourism Events, Philagreen Hospitality Association Events, GF Management University Sessions, National Purchasing Network Annual Expo and the Global Renewable Energy Networking Summit.