The real estate industry is undergoing a significant transformation toward sustainability. Environmental concerns, regulatory mandates, economic incentives, and evolving tenant expectations are all driving the adoption of green building practices. The global green building market was valued at approximately $516.66 billion in 2023. By 2034, the market is projected to reach about $1,374.23 billion, underscoring the momentum behind this shift. Standards like ASHRAE 189.1 are pivotal in this expansion, offering clear guidelines for sustainable construction and operation.
For commercial property owners and managers, embracing sustainability is more than compliance—it's a strategic move that enhances asset value, reduces operational costs, and meets the growing demand for eco-friendly spaces.
What is ASHRAE 189.1?
ASHRAE Standard 189.1, officially titled "Standard for the Design of High-Performance Green Buildings Except Low-Rise Residential Buildings," is a model code that establishes minimum requirements for sustainable building practices. Developed collaboratively by ASHRAE, the U.S. Green Building Council (USGBC), and the Illuminating Engineering Society (IES), it addresses multiple aspects of sustainability:
- Site sustainability: Encouraging responsible land use and development practices.
- Water use efficiency: Reducing water consumption through efficient fixtures and systems.
- Energy efficiency: Enhancing energy performance via improved building envelopes, HVAC systems, and renewable energy integration.
- Indoor environmental quality: Promoting healthier indoor environments with superior air quality and occupant comfort.
- Materials and resources: Encouraging the use of sustainable materials and waste reduction strategies.
- Construction and plans for operation: Ensuring that sustainability measures are maintained throughout the building's lifecycle.
History and latest updates
Introduced in 2009, ASHRAE 189.1 was created to meet the urgent need for standardized sustainable building guidelines. Since then, it has been periodically updated to reflect technological advancements and evolving sustainability goals:
- 2011 edition: Enhanced clarity and usability based on public feedback.
- 2014 edition: Aligned more closely with the International Green Construction Code (IgCC) to facilitate broader adoption.
- 2017 edition: Strengthened energy performance criteria and introduced stricter water use provisions.
- 2020 edition: The most recent version includes significant updates like increased renewable energy requirements, advanced indoor air quality measures, and provisions for resilience and climate adaptation.
These updates ensure that ASHRAE 189.1 remains a cutting-edge standard, propelling the industry toward greater sustainability and efficiency.
How ASHRAE 189.1 fits with other building standards
Understanding ASHRAE 189.1's role within the broader ecosystem of building standards is crucial for effective implementation:
- ASHRAE 90.1: While ASHRAE 90.1 focuses specifically on energy efficiency, 189.1 offers a more comprehensive approach, encompassing water conservation, indoor environmental quality, and material selection.
- LEED certification: A significant percentage of LEED-certified buildings utilize ASHRAE 189.1 as a foundational standard. Compliance with ASHRAE 189.1 can help projects earn multiple points toward LEED certification, accelerating the path to higher certification levels.
- International Green Construction Code (IgCC): ASHRAE 189.1 is often integrated into the IgCC, providing jurisdictions with a robust framework for green building codes.
Geographical use of ASHRAE 189.1
ASHRAE 189.1 has a significant influence on various geographical regions, particularly in the following areas:
United States
Many U.S. cities have adopted ASHRAE 189.1 or incorporated its elements into local building codes. Notable examples include:
- Seattle: Known for its stringent green building policies, Seattle has integrated ASHRAE standards to promote sustainable construction.
- Dallas: The city has embraced ASHRAE guidelines to enhance energy efficiency in commercial buildings.
- Washington D.C.: The capital has adopted ASHRAE 189.1 as part of its broader sustainability initiatives.
International influence
- Middle East: Countries in this region are increasingly referencing ASHRAE 189.1 to guide their sustainable building initiatives, reflecting a growing commitment to high-performance building design.
- Asia: Nations such as China and India are adopting ASHRAE standards as part of their efforts to improve energy efficiency and sustainability in rapidly growing urban areas.
- Europe: Several European countries are integrating ASHRAE 189.1 into their building regulations, recognizing its comprehensive approach to sustainable development.
Where it fits in the building lifecycle
ASHRAE 189.1 impacts every stage of a building's lifecycle:
- Design phase: Influences site selection, architectural design, and system planning to optimize sustainability from the outset.
- Construction phase: Sets guidelines for sustainable construction practices, including waste management and the use of eco-friendly materials.
- Operation phase: Mandates ongoing monitoring and maintenance to ensure systems operate efficiently and sustainably.
- Renovation and retrofits: Provides criteria for updating existing buildings to improve their environmental performance.
Key outcomes of implementing ASHRAE 189.1
Implementing ASHRAE 189.1 brings significant benefits that enhance building performance, reduce environmental impact, and promote occupant well-being. Here are the key outcomes you can expect:
Substantial energy savings
By adhering to ASHRAE 189.1, buildings typically achieve energy savings of approximately 30% compared to those meeting the baseline requirements of ASHRAE Standard 90.1. This substantial reduction in energy consumption lowers operating costs and decreases reliance on non-renewable energy sources, contributing to a more sustainable energy future.
Increased utilization of renewable energy
The standard ensures that at least 6% of the building's energy demand is met through on-site renewable energy sources, such as solar panels or wind turbines. This shift towards renewable energy reduces greenhouse gas emissions and promotes energy independence.
Significant water conservation
Implementing ASHRAE 189.1 can lead to indoor potable water use reductions of up to 40% compared to conventional buildings. Efficient plumbing fixtures, water recycling systems, and water-conscious landscape design contribute to this outcome, conserving a vital resource and reducing utility costs.
Enhanced indoor environmental quality
The use of low-emitting materials and enhanced ventilation systems results in healthier indoor environments. Occupants benefit from improved air quality, which can boost comfort, well-being, and productivity.
Promotion of sustainable materials
By sourcing at least 10% of building materials from within 500 miles of the project site, the standard supports local economies, reduces transportation emissions, and encourages sustainable resource management.
Optimized building performance through commissioning
A comprehensive commissioning process verifies that all building systems perform as intended from the outset. This proactive approach maximizes efficiency, minimizes operational issues, and extends the lifespan of building systems, leading to reduced maintenance costs over time.
Maximizing building performance with advanced analytics
While ASHRAE 189.1 sets the foundation for sustainability, realizing its full benefits requires continuous performance optimization. Advanced building analytics technologies play a pivotal role in this aspect.
Platforms like CIM's PEAK empower property owners and managers to:
- Monitor performance in real time: Track energy consumption, water usage, and indoor air quality to ensure ongoing compliance and efficiency.
- Optimize systems: Analyze data from utility meters, HVAC, lighting, lifts, and other systems to identify inefficiencies and recommend adjustments.
- Predict maintenance needs: Utilize predictive analytics to anticipate equipment failures and schedule proactive maintenance.
- Simplify reporting: Generate detailed reports to demonstrate compliance with ASHRAE 189.1 and other sustainability standards.
By integrating such technologies, commercial properties can move beyond mere compliance, achieving superior performance that benefits both the bottom line and the environment.
Conclusion
ASHRAE 189.1 provides a comprehensive roadmap for achieving high-performance, sustainable commercial buildings. For property owners and managers, understanding and implementing this standard is a strategic imperative driven by regulatory requirements, economic advantages, and societal expectations.
Implementing ASHRAE 189.1 can lead to operational cost reductions of up to 14% annually. These savings stem from decreased energy and water consumption and lower maintenance requirements due to efficient building systems. Such reductions directly enhance your bottom line and increase the overall value of your property.
Take the next step toward sustainability excellence
Ready to elevate your property's performance while exceeding ASHRAE 189.1 standards? Watch a demo of CIM's PEAK platform to discover how advanced building analytics can transform your building into a model of sustainability and efficiency.
