Table of Contents
OVERVIEW 1
About this Workbook 1
Documentation Required to Earn the Certification 1
Option 1: The Workbook 1
Option 2: Alternative Documentation. 2
Option 3: Combination of Workbook Pages and Alternative Documentation 2
How to Use this Workbook 2
BASELINE REQUIREMENTS 3
B.1 Perform a sustainability market assessment 3
B.2 Discuss sustainability and investment goals with owner or supervisor 6
B.3 Commit to monitoring the effect of sustainability on property financials 8
B.4 Hold meetings with your staff, at least quarterly, to discuss progress on sustainability program 9
B.5 Establish a plan for marketing your sustainability success 10
B.6 Establish an energy management policy and plan 11
B.7 Benchmark energy use in areas under management control 14
B.8 Establish a water management policy and plan. 15
B.9 Benchmark water use in areas under management control 18
B.10 Establish an IAQ management policy and plan 19
B.11 Conduct an IAQ walk-through 24
B.12 Assess your recycling practices and options 26
B.13 Conduct a waste and recycling container audit 27
B.14 Assess your purchasing practices and options 28
B.15 Establish a sustainable purchasing policy 31
ENERGY CATEGORY ACTIVITIES 33
E.1 Commit to ongoing training on energy management for maintenance team 33
E. 2 Hold periodic property manager-maintenance supervisor meetings to discuss energy management and property financials 34
E.3 Conduct a walk-through to detect malfunctioning equipment and opportunities for improvement 35
E.4 Provide information to residents on energy management 39
E.5 Conduct an energy meter inventory 41
E.6 Determine if onsite renewable energy installations are feasible for the property 43
E.7 Reduce energy consumption by 5% over baseline in areas under management control 45
E.8 Reduce energy consumption by 10% over baseline in areas under management control 46
E.9 Commit to installing ENERGY STAR equipment during rehabs and unit turnovers 47
E.10 Achieve an ENERGY STAR score of at least 60 48
E.11 Install electric vehicle charging stations 49
WATER CATEGORY ACTIVITIES 50
W.1 Commit to ongoing training on water management for maintenance team 50
W.2 Check for water leaks 51
W.3 Provide information to residents on water management 56
W.4 Establish a plan for improving water efficiency in landscaping 57
W.5 Install high-efficiency fixtures in common areas and commit to installing high-efficiency fixtures during unit turnovers 58
W.6 Conduct an inventory of water meters 60
W.7 Reduce water use by 5% over baseline in areas under management control 62
W.8 Reduce water use by 10% over baseline in areas under management control 63
W.9 Install a water reuse system 64
HEALTH CATEGORY ACTIVTIES 65
H.1 Establish a green construction policy for rehabs and unit turnovers 65
H.2 Engage residents in health and wellness 67
H.3 Provide filtered water for residents and guests in common areas 68
H.4 Provide at least three healthy options in vending machines 69
H.5 Inspect filters and exhaust systems in entire property 70
H.6 Establish a smoke-free policy for the entire community 72
H.7 Use green certified materials in common areas 75
H.8 Use green certified materials for rehabs and unit turnovers 77
H.9 Employ green cleaning services for common areas 79
H.10 Establish integrated pest management (IPM) in areas under management control 80
H.11 Provide an onsite fitness facility and/or other wellness-inspired amenities for residents 81
RECYCLING CATEGORY ACTIVITIES 82
R.1 Install recycling signage throughout the property 82
R.2 Provide information on recycling program to residents 83
R.3 Establish a construction waste management plan for rehabs and unit turnovers 85
R.4 Establish a policy for recycling e-waste, batteries, light bulbs, and bulk items 87
R.5 Set diversion rate goals for the property 89
R.6 Improve the property’s diversion rate by 10% 93
R.7 Establish recycling services 97
R.8 Hold regular recycling and/or donation drives for residents 98
R.9 Improve the property’s diversion rate by 15% 99
R.10 Improve the property's diversion rate by 20% 103
R.11 Establish additional recycling services 107
PURCHASING CATEGORY ACTIVITIES 108
P.1 Use green certified products in common areas 108
P.2 Use sustainable products for copier operations 110
P.3 Use compostable paper products (cups, forks, etc.) for management operations 111
P.4 Use sustainable paper for marketing materials 112
P.5 Purchase green power, carbon offsets, or renewable energy credits for common area energy 113
P.6 Work with vendors to decrease packaging materials for orders 114
P.7 Include sustainability clauses in vendor contracts 115
APPENDIX TABLE OF CONTENTS 116
Appendix A: Multifamily Communities Checklist 117
Appendix B: Multifamily Communities Document List 121
Overview
OVERVIEW
About this Workbook
The Workbook provides questionnaires, templates, and checklists for each Baseline Requirement and Category Activity. While you are not required to use the Workbook, IREM is providing it because:
§ Properties just getting started in their sustainability program may find these forms extremely useful.
§ The Workbook is an excellent training tool for property site staff.
§ Experts in sustainable real estate have advised that these questionnaires, templates, and checklists will help bring a property to a level of sustainability worthy of the certification.
Documentation Required to Earn the Certification
You have 3 options to submit documentation with your application to earn the IREM Certified Sustainable Property certification.
§ Option 1: Complete and submit this entire Workbook as your documentation.
§ Option 2: Submit alternative documentation and only use the Workbook for guidance.
§ Option 3: Submit a combination of Workbook pages and alternative documentation.
Option 1: The Workbook
§ If you would like to use this Workbook as your documentation, you must complete all of the Baseline Requirements and all of the Category Activities for which you are claiming points.
§ Your Checklist and Workbook must align correctly.
§ IREM will contact you to request corrections if the points you are claiming on your Checklist do not match the activities you have completed in the Workbook.
Option 2: Alternative Documentation.
§ Refer to the Multifamily Document List for alternative documentation if you do not wish to use this Workbook.
Option 3: Combination of Workbook Pages and Alternative Documentation
§ For each Baseline Requirement or Category Activity, choose between using the Workbook tools and your own documents.
§ Every Baseline Requirement and Category Activity for which you are claiming points must have supporting documentation.
§ If you choose to use your own documentation for a particular Baseline Requirement or Category Activity, refer to the Multifamily Document List for acceptable proof of completion.
How to Use this Workbook
Most people certifying their property will use Option 3—a combination of Workbook forms and their own documents.
Not sure which to use?
Each Baseline Requirement and Category Activity has an icon next to the title. This icon is a recommendation—not a requirement. In some cases, what IREM is asking you to do is unique to this certification program, or using the Workbook tool is the easiest option and will expedite review of your application. In other cases, you may already have an existing policy or document, and there is no need to recreate it.
In all cases, choose what makes the most sense for you, your team, and the property.
2
baseline requirements
BASELINE REQUIREMENTS
B.1 Perform a sustainability market assessment
For this Baseline Requirement, conduct some research and interviews to assess market demand for sustainability. Answer the questions that follow.
1. Check for ENERGY STAR, LEED, WELL Building Standard, and Green Globes properties in your market. Use the city or zip code for your property to conduct your search.
a. For ENERGY STAR-certified properties, go to the Find Facilities database on the ENERGY STAR website. Choose Multifamily Housing from the dropdown, and enter your city and state or zip code.
How many ENERGY STAR-certified properties are there in the market?
b. For LEED, go to the Projects Directory on the USGBC website. In separate searches, select LEED BD+C: Homes, LEED BD+C: Multifamily Midrise, and LEED O&M: Multifamily from the menu on the left. Then, apply a filter for your city.
§ Note that single-family homes may be mixed in with the LEED BD+C: Homes search.
§ Also note that LEED BD+C certifies new construction projects. The IREM certification is for existing properties. However, the results should give you a general idea of green adoption in the market.
How many LEED-certified properties did you find in your market?
c. For the WELL Building Standard, go to the Projects database on the WELL website. Browse through the WELL Building Standard properties to find multifamily ones in your market.
How many WELL-certified properties did you find in your market?
d. For Green Globes, go the the Certified Building Directory at the Green Building Initiative website.
§ Under Rating System, choose Green Globes from the dropdown.
§ Under Property Category, choose Lodging/Residential from the dropdown.
§ Enter your city or choose your State from the dropdown.
How many Green Globes properties did you find in your market?
e. How might the level of green building adoption, based on the number of certified properties in your market, impact the demand for sustainability at your property, either positively or negatively? Example: Dallas has 5 ENERGY STAR properties, all part of 2 related developments. It has several LEED BD+C properties, but no LEED O&M. It currently has no WELL Building Standard or Green Globes properties. This suggests that our properties could gain a competitive advantage by becoming IREM Certified Sustainable Properties and marketing sustainability to prospective residents. More research is necessary to determine if the property’s target market values green living.
2. Talk to your leasing staff. Ask them the following questions.
- Do prospective residents ask you about the property’s sustainability features? What specifically do they ask about (e.g., recycling programs, energy costs, healthy indoors)?
- What types of prospects and residents in our market typically express interest in sustainable living (e.g., transplants from other cities, prospects with children, no pattern)?
- How would you suggest we take advantage of local demand for sustainable living, based on your knowledge of what residents typically look for?
3. Reach out to a local green building expert. This person could be:
§ Leadership of the local U.S. Green Building Council
§ A city official who works on sustainability issues
§ A service provider who works on energy and sustainability projects
§ An expert internal to your company
§ Other knowledgeable person
Enter the name, organization, and title of the person with whom you spoke.
Ask this person the following questions (at a minimum) and enter summary answers.
- What are the biggest trends in sustainability for the region and local market?
- How do those trends relate to the local real estate market, particularly the multifamily sector?
Additional recommended research:
§ Explore the neighborhood. Look for LEED, ENERGY STAR, WELL Building Standard, and Green Globes communities, as well as IREM Certified Sustainable Properties. Note their features and resident profile.
§ Review data on competitor properties on Apartments.com, the MLS, or another listing service where you can find sustainable properties. Compare rental rates and reviews among green and non-green properties.
§ Discuss how sustainability adds to marketability and value with fellow IREM Members and/or industry professionals.
§ Speak to existing residents about their green practices and the value your sustainability program adds to their living experience.
B.2 Discuss sustainability and investment goals with owner or supervisor
This Baseline Requirement ensures that the property’s sustainability program aligns with the owner’s investment goals. To answer the following questions:
§ Speak with the property owner’s representative if you are a third-party management company
§ Talk to your supervisor if you work directly for the owner
Take the opportunity, if necessary, to educate your client on the benefits of sustainability.
1. Does your organization have a formal commitment to sustainability, where leadership supports and encourages sustainability to reach business goals?
YesNo
Not Sure
Comments:
2. Which of the following sustainability benefits are most important to you? Choose all that apply.
Sustainability keeps the property competitive.Sustainability lowers operating costs.
Sustainability builds asset value and helps meet investment goals.
Sustainability manages risk (prevents obsolescence, prepares for regulations, etc.).
Sustainability keeps the property leased.
Sustainability enhances property and business reputation.
Sustainability reduces greenhouse gas emissions and conserves natural resources.
Other:
Subject does not believe sustainability provides tangible benefits.
Comments:
3. Characterize your willingness to invest in sustainability.
Operational improvements are fine, but the subject doesn’t want to spend any capital.The subject will invest capital in projects with quick paybacks.
The subject will consider larger investments with proof that the project will enhance asset value.
The subject’s organization is committed to sensible investments in sustainability.
Comments:
4. Which areas of property sustainability are you most interested in?
Energy efficiencyWater efficiency
Healthy indoor environments
Recycling
Sustainable purchasing
Comments:
5. What would you like to see us do with the sustainability program for the property? Any specific requests?
B.3 Commit to monitoring the effect of sustainability on property financials
Sustainability lowers operating costs and may increase property revenue. As you implement a sustainability initiative, you should monitor the effect it is having on property financials. Make the commitment by checking the box below, and adapt the table to guide your tracking, as you become certified as an IREM Certified Sustainable Property and advance your sustainability program.
I commit to monitoring sustainability’s effect on property financials.EXPENSE
Line Item / Year 1 / Year 2 / Year 3 / Year 4 / Year 5
Janitorial
Trash removal
Repairs & maintenance
Electricity
Gas
Chilled water
Water & sewer
Real estate taxes
Insurance
REVENUE
Line item / Year 1 / Year 2 / Year 3 / Year 4 / Year 5
Average rental rate ($/ft2)
Total rent revenue ($)
Annual rent growth (%)
Vacancy rate (%)
Vacancy & collection loss ($)
Downtime between residents (mos.)
Renewal probability (%)
B.4 Hold meetings with your staff, at least quarterly, to discuss progress on sustainability program