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Changes in operations can save 5%-30% of building energy use at low cost, yet these changes are often not implemented. Little attention has been directed to understanding why. This project focused on how building operators approach energy use and conservation in their work, viewing the building as a social system. It drew on interviews, a workshop, surveys, and case studies, learning from operators, facilities staff, researchers, policymakers and occupants. We found two clusters of obstacles to lowered energy use. First, while building operators have the technical means to reduce energy use, social, organizational and technical constraints limit ability and motivation. These include low status, customer service practices, poor feedback on occupant environment, little energy data, and technology design shortcomings. A second cluster of obstacles rests on the fact that current combinations of buildings, management, and expectations leave many occupants dissatisfied with indoor environment. Recommendations call for shifting the locus of energy use reduction strategies to better include building operators, who are in an ideal position to shape and vet solutions. These include (1) increasing status and visibility of building operators; (2) improving ability to see how energy is used; and (3) attending to indoor environment in coordination with energy efficiency.

It is a widely accepted fact that buildings must use less energy and reduce greenhouse gas (GHG) emissions to help mitigate global climate change. At the same time, buildings are for people: to succeed they must also provide environments that suit their intended occupants. Researchers usually consider these two criteria – reducing GHG emissions and providing good environments for their occupants -- separately despite their close relationship; buildings generally require energy and emit GHGs to produce suitable environments. This building performance case study presents findings about energy use and occupant sentiment together, seeking to uncover new relationships between the two concerns. It considers the designers, owners, operators and occupants’ contributions and relationship to energy use in the California State Teachers Retirement System (CalSTRS) Headquarters building in West Sacramento, California. More specifically, the study investigates how the design and operations processes contribute to the building’s low source energy use intensity, as indicated by its ENERGY STAR rating of 95, while maintaining high occupant satisfaction ratings for building features and indoor environmental quality (IEQ.) The study reviews these satisfaction ratings in light of the low measured energy intensity. This report addresses issues commonly observed in green building design and operations; and the recommendations it includes suggest ways to enhance the design process, improve operations efficiency and increase occupant satisfaction. For these reasons, this report is particularly useful to designers of green office buildings and members of organizations that own and/or operate office buildings. Findings were developed from surveys and interviews of building occupants, building operators, owners’ representatives and facilities staff. These surveys and interviews were performed during spring 2011 and were conducted in close collaboration with Hellmuth, Obata and Kassabaum (HOK) staff. The project was a collaboration between Center for the Built Environment at the University of California, Berkeley, and Portland State University. The report proceeds as follows. We begin with a description of the building and its physical context, followed by a discussion of the data and methods used. A discussion of findings is next. Findings related to building performance are presented first, followed by findings related to operations. A summary completes the report

This paper reports on analysis of open-ended survey responses from a commercial building indoor environment satisfaction survey database maintained by the University of California at Berkeley’s Center for the Built Environment. Building from satisfaction ratings and standardised categorical responses collected in surveys for 192 U.S. office buildings, text analysis software is used to analyse text responses to open-ended survey questions, focusing on occupants’ perspectives on the workplace and building overall, temperature, and acoustics. These occupant texts detail interactions between occupants and their physical environment in a technical sense but also interpret these interactions, assess their consequences, and reflect on social relationships and other matters that lie outside dimension-by-dimension assessments of the physical environment. Viewed together these texts reveal a user-centred perspective that points to issues that rest below the surface of more technical analyses of buildings, such as over airconditioning, worker stress and frustration, workplace usability, and relationships between physical and other aspects of the workplace. Attending to this perspective could lead to improvements in occupant experience, building and technology design, building operations, and survey research, as well as inform initiatives that require occupant adaptation and cooperation, including those for greenhouse gas emissions reductions.