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The economic correction and the drive for sustainable living in the UAE mean end-users are looking at ways of saving energy and reducing bills.

"We have achieved some fantastic results from implementing practical energy mangement strategies - we reduced chilled water consumption by over 40 percent on one contract - at little extra cost," explains Concordia's Appleton.

Dubai Electricity and Water Authority advises fitting inexpensive water flow devices to taps, shower heads and cisterns, which restrict the volume without affecting pressure, and can save consumers between 50 - 70 percent of water. Other ways to cut back include taking showers rather than baths, only running washing machines and dishwashers when full, and always using grey water for irrigation.

Lighting

Maximise use of natural daylight and paint walls in light colours. Reduce background light and rely more on task lighting, focusing light only where it is needed. Replacing traditional incandescent lamps with compact fluorescent lights and low-energy light bulbs will shave significant amounts off electricity bills. Have separate switches for all lights and use dimmers to conserve power. Install light sensors outdoors, or in less-frequented communal building areas to ensure lights are not left on.

Procurement and owners associations

It is essential to purchase the most energy-efficient brands of power-hungry electrical items such as fridges, ovens, dishwashers and washing machines, so look for models that carry a certified energy efficiency rating such as the internationally-recognised EnergyStar. Though the initial cost of such appliances may be higher, this should quickly be recouped through resulting lower energy bills - something you can highlight to your owners association as proof that your energy management strategy is working for them.

It is also important to know how to maximise the efficiency of products and prolong their shelf-life through using appropriate settings and adhering to maintenance schedules. James Day, GM, FM World.

Facilities Management Services [which includes the Smashing Cleaning Services division], advises simple cleaning for improving output: "Research shows that regular, professional cleaning of HVAC refrigeration coils is extremely effective, leading to energy and cost savings of up to 40 percent," he says.

Paying for what you use...

One other possible reason for the continuing disinclination to save energy is that prudent usage is not being fostered through current methods of end-user billing. Currently, the method of billing lies with developers as to how tenants are billed for electricity and water consumption. Consequently, many landlords have traditionally chosen to include utility payments within annual rent or service charges.

"We are billed AED11 per square foot," points out Juergen Schmidhofer, a resident in Discovery Gardens, Dubai. "This is extremely wasteful, metering is obviously cheaper and more efficient." Schmidhofer adds that for some owners associations price is not necessarily the deciding factor when awarding FM contracts, energy management systems must also be evidenced.

"To remain competitive, FM providers must prove to residents they have the requisite knowledge and skills to to implement an efficient energy management policy."

Back to the future

One of the most important FM roles is to be innovative says Concordia's Appleton, citing the fact that many buildings in the Gulf do not have centralised energy management systems in place.

"Yes, we have to adopt an innovative approach and utilise the tools we have. Retro-fitting is always an option, however, in the current market cost is an issue to some." And therein lies the challenge: to communicate to residents the cost and energy savings FMs are responsible for delivering.

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