Whenever we think we have saved all that we can, newer technologies provide new venues.

For instance, a digital/automated HVAC, hot water and heating control system is saving us bundles in natural gas. And don’t forget good boiler maintenance is the first place to start.

Last year we installed new more efficient chiller towers for our central site cooling system. The replacement was part of our regular capital improvement program, but we did not delay as the savings are nearly paying off the upgrades

LED prices have begun to decline and we are beginning to experiment with LED bulbs and fixtures. Our aircraft warning lights atop the building were onerous to replace when they failed and expensive to maintain. New (albeit expensive) LED lights have been installed and have a ten year useful life, saving electrical costs and maintenance team costs.

We raised the ambient temperatures in our hallways such that we occasionally, as opposed to always, run the HVAC air handlers for the hallways. Similarly we lowered the temperatures in our hallways for the winter, but the fact that the hallways are well isolated from the outside air, we are saving the air handler costs as well.

We always operate one of three huge central plant heating boilers in the summer for domestic hot water. But now we are obtaining estimates to install a condensing boiler for domestic hot water during the non-heating months. Early estimates show payback within a year or so and reduced natural gas costs (as well as reduced boiler maintenance costs) thereafter.

Yes we have a health club restricted to residents only (it is small). We buy about $10,000 in new equipment each year, to retire and replace a third of the equipment each year. The health club is open from 4 AM to 2 AM. It is unstaffed, and under our inhouse video surveillance, I don’t know why it’s not 24 x 7. The health club users collegially select the equipment that we purchase and the fee is $100 a person per year, adults only (correct per person per year).

For some areas of the building, e.g.: community room, card room, children’s play area, management offices, board room, health club, concierge/doorman area in lobby and outer lobby we are installing split system heat pump to permit more granular controls of the heat and cooling and time of day in each areas, to reduce the air handler 24 x 7 burden and cost.

Many public areas now have motion detectors to activate lighting. This includes compactor chute room on each floor (21), laundry room on each floor (21), mail room (yup), community room, children’s play area and card room.

Elevator cab lighting has been reduced to nice “mood” lighting. Yes, the "numbers" are visible.

Of course we went to CFL bulbs in all hallway fixtures years ago.

In about another year or so, we believe LED light bulb costs will be substantially lower and we plan to adopt more LEDs.

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