Episode 2: Sustainable Common Elements
This is article is the second in a five-part series on sustainability in the condominium context. Read Article one here.
The Common Elements
The Common Elements of a condominium corporation vary according to the built form of the building(s). Every corporation is different and needs to be assessed separately, but there are generalities:
In a townhouse-style corporation, the common elements can include the roadways, parking lots, sidewalks, lawns (which may include or exclude the lawns in front of units), light standards, and depending on the declaration, the roofs, windows, siding, etc.
A high rise-style corporation may have the common elements in a townhouse-style corporation, but also more elements that are found in high rises: elevators, fire systems, electrical rooms, mechanical rooms, pump rooms, make up air units, boilers, cooling towers, flat roofs, gyms, pools, patios, lounges, etc.
In all types of condominium corporations, there are common elements that can be approached with a sustainable mindset.
Sustainability in the Common Elements
Electricity
Practically every device uses electricity, so opportunities to save abound. The first place to look is for devices that are always on/running.
Light bulbs – many corporations are using older fluorescent or halogen lighting systems. These can often be replaced with a payoff in electrical savings in less than one year!
Exterior lights – these are often on 24/7, but are only required to be on when it is dark. Timers are one solution, but these require frequent adjustment when the length of days changes. Photocells are the simplest solution as they automatically detect the dark and turn on the lights.
Interior lights – these too are often on 24/7, during periods of high and low traffic. A simple solution is to put these lights on motion sensors, so they only turn on when and where required. This can reduce the lights to being on for only an hour or two a day, instead of 24!
Water pumps/booster pumps – these are pumps that move water around in a building, usually up to the penthouse or upper units. Older models of pumps typically operate at 0% or 100%, with no options in between. Modern variable-flow pumps use only as much power as is required – with considerable cost savings.
Ice melters – these devices can be installed under sidewalks, parking ramps, eavestroughs, and more. They are sometimes strictly for convenience, and other times to avoid ice buildup on roofs, or to keep a parking ramp free of ice. As such, they form an important safety and damage-prevention system. However, they are very expensive to operate. They are essentially heaters that are on 24/7 in the winter, outside. These devices should be properly maintained, shut down for the summer and started up for the winter on a schedule, and should be controlled by a thermostat so they are only consuming power when it is required.
Water
Fixtures in common area bathrooms and kitchens – low flow fixtures are a simple and proven solution.
Lawn sprinkler systems – these are notorious for wasting water. Water is wasted by watering lawns when it rains, during hot days, or when the lawns don’t need it. Aside from the easiest solution of removing the sprinkler system altogether, these systems can be modified with sensors to only use water when it is required, and not during rain.
Heating/Cooling
Make Up Air Unit Heating – Make up air units are systems that provide air pressure to hallways, stairwells, and elevator shafts. These are critical fire safety systems that need to be on 24/7. All of these systems have built-in heating systems, and some have cooling functions as well. The heat in these systems is often set too high in winter. Most people leaving their units will go directly outside, already wearing their jackets, so much less heat is required here than is expected. As low as 17 degrees Celsius is cool, but comfortable.
Make Up Air Unit Cooling – Make up air systems are often set to provide too much cooling in the summer. Sometimes residents are cold and need to put on sweaters while walking from unit to unit. Cooling systems can be turned to a higher temperature (less cooling), 22 degrees Celsius is a common setting.
Thermostats in common areas – common areas typically have their own thermostats, allowing control of individual rooms. We recommend setting a regular year-round temperature of 21 degrees Celsius. These thermostats can usually be set on timers, and we recommend these be programmed to reduce heating/cooling in periods of low use (such as the night). Finally, these thermostats should be locked to prevent residents from changing settings directly.
Maintenance of cooling towers and make up air units – these units require regular maintenance to keep operating smoothly. We recommend a regular inspection schedule by qualified professionals, and a program of regular filter replacement.
Boilers – the mornings and evenings are periods of highest hot water use. Modern boilers typically have settings where they provide varying degrees of heating during the day. Highest during high usage periods, and lowest during low usage periods (such as the early hours of the morning). Modern condensing boilers are dramatically more efficient than older atmospheric boilers.
Carbon
Carbon (CO2) production comes in many guises in a condominium corporation, primarily where fossil fuels (natural gas, gasoline, diesel, etc.) are being burned.
Emergency generators – as part of a life safety system, emergency generators activate in case of loss of power from the grid. Older models have diesel engines, and consume large quantities of fuel when in operation and produce large amounts of CO2. They are often known for leaking. Modern generators use (relatively) cleaner-burning natural gas.
Boilers – primarily powered by natural gas, these can consume massive quantities fuel in a year. Any upgrade to a more efficient system yields high reductions of CO2 emissions.
Vehicles – often overlooked by condominium corporations, residents’ use of internal combustion engine (ICE) vehicles produces large quantities of CO2. Any action that the board can take to make the switch to electric vehicles (EVs) easier, such as installing EV chargers has a large effect on CO2 emissions.
The author, a passionate and long-time owner of an electric vehicle, calculates that over the last 100,000 km of driving his use of an electric vehicle has prevented the release of 60,000 pounds of CO2 into the atmosphere[1]. He charges at charging stations from the grid, and Ontario’s power is primarily produced by nuclear and hydroelectric sources, both of which have no CO2 emissions.
Making an Impact
In short, there are many potential ways to move a condominium corporation towards sustainability. In future articles as we discuss in-unit sustainability before moving to policies and procedures to help implement a sustainable mindset in a condominium corporation.
Michael Trendota, MBA, CPM, RCM
President
Michael is a condominium management professional with experience working closely with condominium corporations, board members, and residents. Using his experience building and operating small businesses, he focuses on creating high-performing teams delivering excellent results to owners, residents, and partners. He has experience operating multi-location properties with large and diverse teams. Michael holds a Masters of Business Administration from Queen’s University, is a Certified Property Manager, a Registered Condominium Manager, and is a CMRAO licensed Condominium Manager.
Michael serves the condominium management industry in several additional capacities. He teaches Physical Building Management and Financial Management at Mohawk College. These two courses form part of the mandatory curriculum for condominium managers in the Province of Ontario. Michael also sits on numerous boards and committees, such as the Association of Condominium Managers (ACMO) membership committee, is a frequent guest speaker and lecturer at the Canadian Condominium Institute (CCI), among a variety of other engagements.
* Though written by a qualified and experienced Condominium Manager, this article is not intended as legal advice. Our team is available to discuss formal advisory relationships.
