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Michael Moriarity

Recent Posts

Maximizing Efficiency with Variable Frequency Drives (VFDs) & 75F Intelligent Controls Approach

By Michael Moriarity on Dec 4, 2017 9:01:00 AM


An HVAC system that incorporates variable frequency drive (VFD) with scheduling control can deliver significant energy savings, especially when deployed at scale along with a building intelligence solution offering predictive and proactive controls for incremental adjustments for variable loads.

In many states and cities, VFDs are required by building code on rooftop units (RTU) and air handling units (AHU) of nine tons or greater. HVAC systems are designed to cater to the peak design load of a building. However, most of the days the building experiences partial loads, either because of milder weather or lower than maximum occupancy load. VFDs offer higher efficiency during partial HVAC load scenarios. VFDs also help reduce inrush current at startup, plus lowered mechanical stress.

In AHU's with variable loading capacities, the 75F CCU will continuously adjust both the chilled water supply as well as fan speed to accommodate the building load. Such equipment can take advantage of the small granular control in capacity between 0-100% that the 75F system can offer.  

However, 75F is often deployed with simpler HVAC equipment with only 1 or 2-stages of cooling or heating. In such a case, we follow an approach that modulates the fan speed based on 3 primary positions for 2-stage RTUs.

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Got a Vacancy? A Smart Building Retrofit Could Attract Tenants & Raise Value

By Michael Moriarity on Dec 1, 2017 10:59:00 AM

Vacant properties present an opportunity for smart enhancements that could fill the space faster and offer long-term value. Many landlords wait to make tenant improvements (TI) until a tenant signs a lease for a vacant space. But, commercial real estate is a competitive landscape, and rents have risen significantly in the past few years. Prospective tenants are seeking the most attractive environment possible for employee comfort and productivity, in addition to operational cost management. A quick-install wireless building automation system (BAS) offers a smart opportunity to differentiate property with value for owner and tenant alike.

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Tenant Improvements and Smart Building Technology

By Michael Moriarity on Nov 28, 2017 9:44:13 PM

Tenant improvement (TI) packages and allowances that include smart building solutions attract and retain tenants in a time of rising rents and vacancies across the U.S. office and commercial real estate markets. According to JLL Research's Q2 2017 U.S. Office Outlook, total vacancy increased for the third consecutive quarter in almost all asset classes, rising 10 basis points to 14.8%. The greatest vacancy growth was in Class A buildings, as rent growth and new supply outpace demand from more cost-conscious tenants who are looking to Class B buildings with attractive tenant improvement and concession packages (e.g., rent-free first month). 

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Add Uncommon Value with Common Area Maintenance (CAM) Funds

By Michael Moriarity on Sep 28, 2017 1:13:13 PM

A surplus of CAM funds gives property managers and asset managers options to attract new tenants and retain valuable tenants with building improvement activities. But what truly adds value that tenants will notice? How can you set your building apart in a way that not only impresses tenants but adds value to their businesses too?

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The Performance-Based Pricing Model for Commercial Real Estate

By Michael Moriarity on Aug 30, 2017 1:35:34 PM

Is the commercial real estate industry ready for performance-based pricing models? Will your firm stack up? According to Deloitte's Real Estate and Construction Industry practice, smart building infrastructure will enable the new performance-based model. At present, smart building infrastructure may still be in the "value-added enhancement" category, but it will soon transition into an expectation of commercial tenants.

When people can monitor energy usage and efficiency of each appliance, machine and light in their homes via smartphone apps, they will also demand transparency and control at work.

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Triple Net Lease (NNN) vs. Gross Lease - Who Pays for HVAC?

By Michael Moriarity on Aug 23, 2017 12:01:29 PM

When they're your dollars, you pay attention. In general, a gross lease stipulates that the landlord pays for HVAC investments and maintenance. An NNN lease specifies that the tenant pays for HVAC matters. However, there are several types of modified gross leases and modified net leases, including absolute gross and absolute net leases.

It is important to pay attention to the provisions in your lease before signing it. If no provision for HVAC exists in your lease, now is a good time to add one or ask about it. Getting stuck with HVAC equipment replacement or maintenance bills you don't expect can be very expensive, especially if you're a tenant who can't benefit from the full depreciation of an HVAC investment.

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