“The owners of standard buildings face massive obsolescence. They must act now to protect their investments. ‘Building owners are starting to do reviews of their portfolios to see how Green their buildings are and what they need to do to meet growing market demand,’ says Ché Wall, chair of the World Green Building Council. Soon, financial institutions and investors will use new valuation methodologies to quantify important Green building factors like productivity and long-term life cycle costs when determining real estate values^[1].”
 

Green building is more than simply installing more efficient building systems; it must be a comprehensive approach that integrates multiple systems and technologies to maximize the building’s cost and energy efficiencies. That’s why Mascia Development’s experience in and dedication to Green building allows us to set our development and renovation projects apart from our competitors. Led by two LEED-Accredited Professionals, our company works in close collaboration with our design team, building contractors and other consultants to implement energy-efficient and environmentally-friendly strategies in our buildings, which include:

• Incorporating energy-efficient lighting and motion sensors 
• Maximizing daylight to reduce the need for overhead lights 
• Using light colored roofing or roofing with vegetation 
• Applying water conservation measures such as low-flow plumbing fixtures
• Minimizing stormwater runoff and reusing captured water on-site
• Developing construction management plans to reduce construction related waste 
• Utilizing non-toxic materials free of Volatile Organic Compounds (VOC) 
• Purchasing sustainably-harvested wood products 
• Including locally produced materials that reduce energy associated with transportation 

Implementing Green design and construction strategies from the very beginning can save upfront costs while maximizing the building systems’ efficiencies. For example, high-performance windows, roofs, and insulation all work together to allow for a smaller, more efficient heating and cooling system. By committing to these Green technologies early in the design and development of the entire portfolio, we are able to provide energy and operational efficiencies that return benefits far greater than the projected increase in initial costs, if any.

The installation of efficient windows can lower heat loss and lessen air leakage during the winter, while reducing solar heat gain during the summer months. This can directly reduce the cost of heating these buildings up to 39% in the winter, and up to 32% less costs to cool the building in the warmer months, while reducing the peak load on the heating and air conditioning system, allowing for the installation of a smaller, more efficient system in each building^[2]. Further examples include dual-flush toilets, which use up to 67% less water than conventional toilets, and a “cool roof” reflects sunlight instead of absorbing the heat, which reduces cooling costs during warmer months, and lasts up to 20% longer than a conventional roofing system^[3]. The use of low-Volatile Organic Compound (VOC) products in the common areas of each building and inside of the renovated units creates a healthy, attractive living environment for our tenants, free of the fumes released by conventional paint, adhesives, and other products. Integrating these technologies into the redevelopment of the entire portfolio through a holistic, cost benefit analysis will significantly reduce our operating and maintenance costs, creating a cost and energy efficient portfolio with long-term value. 

Most importantly, these high-performance systems can be delivered without major cost premiums, and to offset any increase in costs, we plan to take advantage of the many city, state, and federal incentive programs available for energy efficient buildings.

Taking the initiative to commit to Green building now and integrate it into the redevelopment of the historical apartment buildings in our portfolio, we will stay ahead of the industry curve that is clearly moving in this direction. The competitive marketplace five or ten years from now is difficult to predict, but industry leaders have already recognized the strength Green buildings will have in tomorrow’s marketplace. Whether its condo buyers seeking an attractive, up-to-date home or an investor recognizing the lowered operating and upgrade costs, taking on the initial cost increase of integrating these technologies into our design will truly pay off during operations and when our properties are sold.

^{[1] Lockwood, Charles. “Building the Green Way.” Harvard Business Review
[2] Greening A Block: Feasibility Study. Greening a Block.
[3] Ibid.}