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March 19, 2010

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 —an Ruben
Executive —irector, Boston Green Tourism
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The big picture: what¶s behind the green hotel

movement?

The benefits of greening your hotel

How to green your hotel

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 `ince last
ce Age, earth¶s climate has been
unusually stable; stability may be coming to an end
 Evidence from the last 1,000,000 years: close
association between CO2 (greenhouse gas) and
temperature
 CO2 is at highest level in 1,000,000 years²and
rising quickly; temperatures have started to rise
along with it
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 CO2 released when we burn fossil fuel²coal, oil,

natural gas
 CO2 stays in atmosphere for ~100 years
 —eforestation also contributes to C02 build-up
because trees bind carbon
 `cientists: to stabilize climate, we need to Ļ CO2
emissions by ~ 80% by 2050
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mpact of global warming:

 Rising sea level will threaten coastal cities
 Water shortages and droughts
 Wildfires: longer season and Ĺ intensity
 Violent storms: Ĺ intensity and duration; still scientific
debate regarding hurricanes and tornadoes
 `pread of tropical diseases
 Heat waves: Ĺ
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mpact of global warming (continued):

 Ĺ plant and animal extinction
 Ĺ pestilence
 Ĺ conflicts over resources
 Ĺ refugees
 Unanticipated consequences
 Pentagon report: national security implications
 Widespread economic damage

³
f you don¶t do anything about climate change, you can be sure that our
economies will go down the drain in the next 30 years
Paul Volcker,
former Federal Reserve Chairman
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 Energy prices likely to soar when economy

recovers
 `ynthetic chemicals: recognition that we
have >100 contaminants in our bodies
 `pecies in decline: overfishing is depleting
species; frog, bat and bee populations are
dropping
 Reaction to industrial agriculture is growing
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 Customer concern for the environment will grow

 Ĺ price pressure to Ļ fossil fuel use over time; true for
waste and water--but to a lesser extent
 Regulatory pressure and incentives will influence
businesses to Ļ fossil fuel, Ĺ renewable energy, Ļ
water use and Ļ garbage
 Your experience and ability to respond to these
trends will help you in your career
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 Major environmental initiatives announced by major

chains such as Marriott, Hyatt, Fairmont and
Kimpton; `tarwood¶s ELEMENT hotels are LEE—
certified
 400 U` EPA Energy `tar hotels; many new hotels
being built to achieve LEE— certification; 23 states,
including MA, now have green hotel certification
programs
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 Meeting planners are starting to patronize

businesses that care about environment
 Ĺ in RFP¶s from businesses that ask hotels
for environmental achievements
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 U ` EPA and `tate of Florida require staff to stay in

green hotels--starting a trend
 U ` govt developing a green meeting standard that
will incentivize federal staff and mtg planners to
choose green hotels
 AAA, Travelocity, Expedia and Orbitz now highlight
green-certified hotels
 Customer interest in choosing green hotels is
growing; however, there is confusion about what
constitutes a ³green
hotel
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 Hotels are advertising their green virtues and

demonstrating their concern to customers
 Hotels are installing allergy-free rooms and
selling them at a premium
 Meeting planners now ask for green menus
 Hotels now offer Green Wedding packages
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 Energy `tar buildings use 35% less energy than

comparable buildings
 Hyatt Regency Boston reduced electricity use: 12 3
million kWh/yr to 7 5 million kWh/yr
 The Colonnade Hotel is cutting from 4 1 million
Energy `tar to 2 5 million kWh/yr
 A 10% Ļ in fossil fuel use is equivalent of Ĺ A—R by
$2 86 and RevPAR by $2 02
 Reduced energy, water and waste disposal bills go
directly to the bottom line
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 Recruiting: some people prefer to work for green

businesses²especially younger professionals
 Ļ toxic products = Ļ health risks to staff
 Healthy indoor air quality may lead to improved
productivity
 You could tell your children how you are doing your
part
 
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Priority #1: Ļ fossil fuel use

 conservation
 efficiency
 use of renewable energy
 
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Other priorities:
 Ļ water use
 Ļ waste: reduce, reuse, recycle
 Ļ toxins / improve indoor air quality
 Food: Ĺ local, organic, Fair Trade; Ļ meat; eliminate
non-sustainable seafood; shade-grown coffee
 Educate staff and customers
 
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1 List energy efficiency projects:

 Free
 Cheap
 Expensive and quick payback
 Expensive and longer payback
—o these in order, from top to bottom

2 Lump all capital expenses for energy efficiency into

one loan; could be paid with savings on energy bills
 
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3 Follow the EPA Energy `tar steps:

± Operations and maintenance
± Upgrade lighting
± Reduce plug load
± Upgrade HVAC systems and other energy
consuming systems

4 Retro-commission
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 `ome hotels reduce energy use by 10% with a

rigorous maintenance schedule: clean coils, replace
filters, calibrate controls, lubricate and adjust
equipment, etc
± Train bldg operators; consider Building Operators
Certification Program (www theboc info/)
 Turn off HVAC, lighting, electronics when not in use:
use up-to-date EM`¶s with occupancy sensors; or
staff, such as housekeeping or front desk
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 `trategically open or close drapes; for

example, keep closed during summer to
eliminate heat gain
 —e-lamp
 Towel and linen re-use program: design to
be ³opt-out
rather than ³opt-in

 `et guest hot water at 120 degrees
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 Replace standard incandescent bulbs with ENERGY

`TAR compact fluorescents (CFLs)
 Replace T-12¶s with T-8¶s

nstall LE—¶s for exit signs, hard-to-replace lights,
etc Keep up-to-date on emerging LE— technology²
every year, more applications are cost effective
 Use motion and occupancy sensors to shut off lights
that aren¶t needed
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 Use Energy `tar equipment for guest rooms,

kitchens, offices and common areas
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 Proper size is important

 Energy-efficient boilers and chillers
 Use free cooling when possible
 Recover waste heat: combined heat and
power, laundry waste water, refrigerators
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 Variable speed drives

 —emand control ventilation

nsulate ducts, pipes, etc
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 Favor heat pumps over electric heating

 Energy-efficient PTAC¶s, VTAC¶s and motors
± Replace AC motors with Electronically Commutated Motors
(ECM) in fan coil units (there is a ³dramatic reduction in
power required to operate them versus a typical AC motor
)
 Variable air volume (VAV) air handling systems and
variable flow pumping stations
 Energy Mgt `ystems: make sure they have good
user interfaces, occupancy sensors, and scheduling
and setback capabilities
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 For B&B¶s and inns: insulation and air

sealing are important, too! They are less
important for larger properties


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 Laundry:
± Ozone
± Wash full loads only
 Guest room hot water: tank-less systems
 Kitchen: variable flow exhaust control on hoods
 Computers: Ļ energy use by up to 50% by using
Energy `tar equipment, laptops, power mgt, web-
based software, fewer servers, etc
 
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 ENERGY `TAR for Hospitality:

www energystar gov/index cfm?c=hospitality bus_ho
spitality
 ENERGY `TAR Tools and Resources:
www energystar gov/index cfm?c=tools_resources b
us_energy_management_tools_resources
 N`tar¶s Energy Advisor:
www nstar com/business/energy_efficiency/energy_
advisor/
 
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 `olar thermal: good applications now have a 4 to 7

year payback, when one includes incentives
 `olar PV: prices dropping rapidly; strong incentives
 Purchasing Renewable Energy Certificates (REC¶s):
± `elect green-e certified
± Consider reverse auctions
 
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 `ome hotels achieve 30% - 50% reduction

 Meter and audit to know where your water is
used
 Benchmark to better understand your
opportunities
 Target high use areas: kitchens, public
areas, guest showers, toilets, showers,
cooling towers
 
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Common places to Ļ water use:

 Leaks: detect and repair
 Faucet aerators
 `howers: 1 25 gallons per minute
showerheads
 Toilets: 1 28 gallons per flush
 No-flush urinals with trap system
 
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Common places to Ļ water use (continued):

 Kitchen: pre-rinse spray valve, efficient dishwashing
equipment, thaw food in walk-in refrigerator²not
under running water; review other habits
 Ozone laundry system
 `wimming pools covers

rrigation: satellite-based system, cleaned cooling
tower blow-down water, rainwater and gray-water
 
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Common places to Ļ water use (continued):

 Chemical free treatment for cooling towers, chillers,
heat exchangers
 `team systems: detect water loss; make repairs
 Efficient water heating: insulate water pipes, recover
heat from refrigeration and cooling systems
 Water Awareness
 
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 Why recycle:
± Reduce waste disposal costs
± Comply with MA Waste Bans
± Recycling is most visible part of your
environmental commitment

nternal marketing: recycling bins in rooms and common
areas
 External marketing: part of your website
 `ales: be prepared for RFP¶s
 
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 Common commodities to recycle:

± Cardboard
± Paper
± Plastic containers
± Metal
± Glass
 
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 Hotels with advanced programs also recycle:

± Food and yard waste
± Used cooking oil
± Construction and —emolition waste
± `urplus property, including furnishings, appliances and
beds
± Computers, televisions and other electronics
± Toner cartridges
± Mercury-containing products: fluorescent bulbs and
batteries
± Pallets
 
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 —etermine your savings potential by

conducting a waste audit:
± Earth911 Business Waste Audit Form:
www earth911 org/library/brrc/pdf/WasteAssForm
pdf
 Then, find a recycler:
www earth911business com helps you locate
recycling companies serving your area
 
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 Review your trash disposal contract to assure that you save $

by recycling:
± Eliminate volume requirements²they discourages recycling
± Consider paying by the pickup rather than per ton
± Recycling allows you to Ļ size of trash containers and frequency of
pick-up
± Consider bidding trash and recycling separately
± Consider giving bid to recycler who subcontracts trash
 `ingle stream recycling will Ļ space needed for recycling and
make it easier to train staff; it might Ļ your reimbursement for
certain materials
 Good recycling results require attention to detail; audits
 
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5# &06

 Green cleaning products


ntegrated pest management
 Low VOC: paints, carpets, sealants, caulks,
adhesives, furniture, wallboard Avoid formaldehyde
in countertops, glued wood, particleboard, insulation
 Boiler and chiller water treatment: consider non-
chemical and less toxic alternatives
 Pool chemicals: storage hazards, alternatives,
overuse
 Organic Landscaping
 
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 Assure good ventilation: too little leads to poor

indoor air quality; too much reduces energy
efficiency
 Consider smart controls and heat-exchanging
ventilation
 Assure that your make-up air is far from truck
exhaust, chemicals, garbage and dust
 Combustion sources (sterno, gas stoves, furnace,
cars) can be unhealthy; use CO monitors, seal ducts
 Routinely inspect vents, belts, fans: can have energy
efficiency benefits as well
 
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 —evelop a plan for mercury

 Mercury is in bulbs, thermostats, switches, gas and
water flow meters, boilers, standing pilot lights
 Ensure proper disposal at end of life
 Faulty seals and preparation for disposal can cause
exposure and vapor emissions
 `ubstitute other products when upgrading, except
fluorescent bulbs
 
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 Bicycle program for guests; coordinate with

Urban AdvenTours
 Facilitate bicycle commuting by staff
 Facilitate walking; coordinate with
WalkBoston
 Carbon offsets: make it easy for guests to
purchase
 
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 Hotel van or car: CNG, hybrids, bio-diesel or

`mart Cars
 Hybrid livery services, such as PlanetTran
 Preferred parking for low-emission vehicles
 Charging station for electric vehicles
 `ubsidize staff¶s use of mass transit; Zipcar
for staff
 
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 Benchmark your facility using measures like

EPA Energy `tar and against checklists of
environmental actions
 Compare your hotels to their peers
 Consider performing a gap analysis for LEE—
O&M certification
 Consider a professional audit
 
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Establish your objectives and priorities with

owners and other stakeholders

What is your foremost goal?

± Ļ costs?
± `core high on RFP¶s with green requirements?
± Appeal to new and repeat customers by being green?
± Other?
 
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—evelop the expertise you need or find it

from outside the organization:
± Organize a Green Team
± Enroll engineers in Building Operator¶s Course
± Read Green Lodging News and its website
± Hire consultants if necessary
 
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± Join EPA¶s Energy `tar for Hospitality:

www energystar gov/index cfm?c=hospitality bus_
hospitality
± Join the EPA¶s Water`ense Program:
www epa gov/watersense
± Join the EPA¶s WasteWise Program:
www epa gov/wastewise
 
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dentify funds in your capital budget

dentify tax breaks and utility rebates associated with
capital investments `tart with http://dsireusa org/
Then, check with your utility
 Utility rebates and tax incentives are rich in 2010!

dentify vendors who will install energy-saving
equipment for free; for example, CHP or solar
thermal vendors who install their unit and sell you
power at a discount
 
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 What gets measured gets done

 Carrots work better than sticks
 Ask staff to sign a commitment letter
 Assign champions for recycling, energy, etc
 Collaborate with peers in other hotels
 Make this project fun; celebrate your
successes
 
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 Benefit of certification: outside parties proclaim that

your facility is green--it confers credibility

f your hotel isn¶t certified, make the point yourself:
website, media stories, ads, statistics, responses to
RFP¶s etc
 A Marketing representative should be on your Green
Team

nternal marketing: recycling bins, brochures in
rooms, signs, etc ; helps secure repeat business
 
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 Certification programs: imperfect but improving

 Hotel certification programs: EPA Energy `tar,
U`GBC¶s LEE—, Green `eal, Green Key
 Hotel restaurants: Green Restaurant Association,
Certified Green Commercial Kitchen Program
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 The green hospitality movement is growing and is

here to stay²it¶s not a fad
 Hospitality industry is going green because of
customer demand, energy prices, govt policy and
desire to do good
 Your hotel will benefit in many ways by going green

Questions? Comments?
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—aniel Ruben
Executive —irector, Boston Green Tourism
dan_ruben@usa net
617-527-7950
www bostongreentourism org