EBOM Your Building

How does the performance of your building stack up against your competitor's? Does your indoor environment support productivity? Does it make your employees and clients feel better about working with you? You can improve your building's performance by assessing and certifying your Existing Building Operations & Maintenance (EBOM or O+M).

There are many certification programs available, and they vary in their degree of rigor and prestige. Basic programs are self-certified either by the organization or an industry group. These programs are a step in the right direction, but are largely prescriptive, and because they are self regulated, they lack the clout of independent verification and accountability.

The next level is certification by an outside independent organization. One example is the Monterey Bay Area Green Business Program. Programs such as this are relatively simple and prescriptive. Another example, Energy Star, requires a licensed engineer to sign off on the building performance data.

The most recognized and prestigious program is the US Green Building Council's LEED Certification for EBOM or O+M. In Monterey County, the IBEW Local #234 building and the Portola Hotel and Spa were both certified under LEED EBOM last month by Ausonio Inc. The IBEW achieved LEED Gold certification and is the smallest building in the nation to receive this designation. The Portola Hotel & Spa received LEED Silver certification and became the greenest hotel between San Francisco and Los Angeles.

What makes LEED EBOM the greenest of all standards? According to Joe Piedimonte, LEED AP O + M with Ausonio Inc., "LEED requires that older buildings at least meet modern building standards for air quality, comfort and energy." Joe led in the certification of both buildings and attested to the greater rigor of the process: "Even the engineers on our team had to provide extra calculations and plans during the review process." Axiom Engineers provided expert advice for retro commissioning on the Portola Hotel & Spa, which led to serious ongoing savings. According to Janine Chicourrat, General Manager of the Portola Hotel & Spa, "The cost was more than anticipated, but we've more than made it back already with rebates and increased business."

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