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If you are finding it more difficult to find qualified plumbers and electricians lately, you’re not alone. The labor shortage in skilled trades is impacting facilities managers in companies both large and small as they struggle to fill vacant roles. According to Facilities Management Advisor, 70% of facilities professionals reported employee retention/recruiting challenges.

And the labor shortage isn’t isolated to any one trade, as these concerning trends show:

  • There is currently a shortage of 110,000 HVAC technicians.
  • The U.S. is projected to be short 550,000 plumbers by 2027.
  • Every year, nearly 10,000 electricians either retire or change careers, but only about 7,000 new ones enter the field. 

How Did We Get Here?

Savvy companies are learning that there’s another potential labor pool that boasts high retention and low absenteeism—people with disabilities.

The skilled labor shortage did not develop overnight. Changing attitudes and the economic conditions of the 21st century have led workers away from the skilled trades.

  • Lack of Shop Class: In the past, shop class was a popular option among middle and high school students, and these classes served as a pipeline to fill positions in the skilled trades. However, when the No Child Left Behind Act passed in 2002, many schools adopted a college-or-bust mentality and let shop classes fall by the wayside.
  • Retiring Baby Boomers: While many baby boomers choose to continue working, the boomer workforce is nevertheless declining by 2.2 million workers annually, or 5,900 daily, according to Pew Research. This mass exodus has created more than a labor shortage; it has led to a gap in expertise, as these workers take their extensive knowledge and experience with them when they leave the workforce.
  • The Great Recession and the Pandemic: After the economic downturn of 2008, many skilled workers who had been laid off never returned to their previous industry. For example, according to Associated General Contractors, the Great Recession led to almost half of construction workers either retiring or finding alternative work. A similar mass exodus of skilled workers happened a little over a decade later when COVID-19 rocked the world.
  • Decline of Family Businesses: Traditionally, family businesses have been multi-generational. However, the millennial generation for many years showed less interest in continuing legacy businesses, as documented multiple times by PricewaterhouseCoopers (PwC) in their annual US Family Business Survey.
  • Views on Skilled Labor: Those in a position to inherit a family business aren’t the only ones who turned their backs on skilled trades. Many saw these jobs as overly physical and sometimes dangerous. Younger workers especially have for several years opted for work that is more technology-focused and less physically demanding. And some educators and parents encouraged this point of view, which in turn discouraged young people from pursuing traditionally blue-collar careers.

All of these factors have worked together to create a perfect storm that has led to the current labor shortage. But hope is on the horizon. Other, countervailing trends are starting to shift labor dynamics in a more positive direction.

Shifting Calculations for Trade School vs. College

For years, it was widely assumed that earning a college degree was the best way to optimize lifetime earnings. But with the unrelenting rise in college costs, that calculus is changing.  

Educationdata.org reports that the typical student at a private university, living on campus, spends nearly $60,000 a year. Factor in student loan interest and the loss of income from forgoing four years of paid work, and the cost of a bachelor’s degree can balloon to a price tag of more than half a million dollars. Students pursuing a trade education, on the other hand, often live free at home, and their tuition typically starts at just a few thousand dollars annually. Additionally, most trade school programs can be completed in two years—and some can be completed in mere months.

At the same time that the financial investment delta between trade schools and colleges is growing larger, the differences in income are growing smaller.  While long-term earnings for college graduates have traditionally been higher than for trade school graduates, pay for skilled trades is rapidly increasing. For example, in 2024 the U.S. Bureau of Labor Statistics reported that record-high demand in manufacturing and construction operations had raised those sectors’ average wages by more than 20% since 2020.    

Students in a trade school setting
With the unrelenting rise in college costs, trade schools are becoming a more attractive option for those seeking to optimize lifetime earnings.

Reskilling and Upskilling

Rather than wait for trade schools to increase the outflow of skilled talent, some companies are taking matters into their own hands and investing in their current workforce. Working with their human resources departments, companies can identify skills gaps within their current workforce and provide relevant training and development opportunities. This approach addresses the current skills shortage while also creating a pipeline of workers for future company needs. An added benefit to this approach is employee retention, as employees are less likely to jump ship if opportunities for growth are available with their current employer.

Skills-Based vs. Credential-Focused Hiring

Skills-based hiring is another solution to the labor shortage. This hiring approach, which emphasizes a candidate’s competency versus a college degree or years of experience, is especially important in a tight labor market as it opens opportunities to a wider pool of candidates. Focusing on objective skills instead of educational pedigrees can also lead to a more diverse workforce. Candidates who have traditionally been overlooked through a more conventional hiring process are often identified through skills-based hiring.

More companies are embracing skills-based hiring to find qualified candidates. In a joint study, American Student Assistance and Jobs for the Future found that 81% of employers now prioritize skills over degrees when hiring, and that 72% of employers feel that a degree is not a reliable indicator when assessing the quality of an applicant.

Recruiting from New Talent Pools

One way to address the skilled trades labor shortage is to look beyond traditional talent pools. For example, skilled trade jobs have traditionally been dominated by men, but many companies are now starting to realize that the best “man” for the job isn’t always a man. In fact, the U.S. Department of Labor reports that between 2016 and 2021, the number of women in skilled trades increased by 32%. Despite this increase, women represented only 3.9% of construction workers in 2021, according to the Institute for Women’s Policy Research.

Women are one demographic that has sometimes been overlooked by companies seeking to hire workers in skilled trades. But they are not the only one. Savvy companies are learning that there’s another potential labor pool that boasts high retention and low absenteeism—people with disabilities.

Advantages of Hiring People with Disabilities

According to The U.S. Department of Labor, a little over a tenth of the working-age population in the United States has a disability, yet only 35% of these people are employed. By comparison, the employment-to-population ratio for people without disabilities is 75%. This difference may be fueled by the many myths about employing people with disabilities. For example, many companies wrongly assume that the reasonable accommodations required by the Americans with Disabilities Act (ADA) will be prohibitively expensive. However, a survey of employers by the Job Accommodation Network (JAN) showed just the opposite. Almost half of surveyed businesses reported that accommodations “cost absolutely nothing,” with the median expenditure being a one-time cost of $300.

Candidates traditionally overlooked through conventional hiring processes are often identified through skills-based hiring.

Furthermore, expenditures to accommodate a person with a disability can often be more than offset through government incentives. The Work Opportunity Tax Credit is a federal program that provides incentives for hiring individuals from certain target groups, such as those with disabilities. Under this program, an employer can generally claim up to $6,000 of an employee’s wages in the first year—provided qualifications are met and appropriate paperwork is completed.

Employers that hire people with disabilities gain a stellar workforce. Employees with disabilities consistently demonstrate low absenteeism and have a high retention rate, improving productivity and profitability for their employers. In fact, according to an Accenture study, businesses that proactively hire people with disabilities generate 30% higher profit margins and 28% more revenue than those who do not.

Companies that have not hired people with disabilities in the past may feel they lack the expertise to manage a diverse workforce. But there is a simple solution—contracting with a third party who employs a reliable, inclusive workforce. In addition to helping your bottom line, such a move can help you score points with customers and investors who are increasingly looking at a company’s environmental, social, and governance (ESG) practices.

Five Criteria to Consider When Outsourcing Skilled Trades Labor

Finding qualified workers in the skilled trades will be an ongoing problem for at least a few more years. And while facilities management partners can be a solution, not all providers are equally qualified. When searching for a facilities maintenance contractor, keep in mind these important factors:

  • Ability to Self-Perform: Does the contractor have its own in-house workforce for MEP (mechanical, electrical, plumbing) tasks?
  • Established Relationships with Specialty Vendors: Does the contractor have relationships in place for those specialty tasks that fall outside the more traditional disciplines of day-to-day maintenance?
  • Certified Workers: Are the vendor’s workers certified in the relevant skills? It’s essential to ensure that your contractor’s workers are fully trained in the skills you need.
  • Same-Day Response: What are the vendor’s lead and response times? Is the contractor available 24/7 for emergencies?
  • Skills and Experience: Does the facilities maintenance provider have the experience to optimize outcomes? For example, in addition to keeping your energy systems operating efficiently, an experienced energy services partner should know how to work with your local utility company to provide a custom rebate program for additional savings.

Addressing the skilled trades labor shortage requires a multipronged approach that includes investing in workplace development and leveraging more inclusive hiring practices. Given that qualified tradespeople will likely remain scarce for several more years at least, partnering with a facilities management provider remains a practical solution for companies seeking to fill essential roles.

Your Skilled Labor Partner

Are you looking to fill vacancies, build a more inclusive workforce, and meet your ESG goals? PRIDE Industries can help you do all three. Our award-winning facilities management services have helped hundreds of companies tap into a reliable talent pipeline. We help recruit, hire, train, and support people with disabilities—free of charge to employers. Learn how we can help you solve your labor shortage.
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Here are several top facilities management events for 2025 that facilities managers and their teams should be aware of.

Central Valley Facilities Expo 2025
Modesto Centre Plaza / Modesto, CA
March 19–20, 2025

Bringing together the facilities engineering, MRO, and green building communities, Central Valley Facilities Expo attracts a diverse audience of facilities managers, maintenance managers, and energy managers from a wide variety of industries including food processing, government, healthcare, manufacturing, education, wineries, utilities, and others. Learn more.

NFMT 2025
Baltimore Convention Center / Baltimore, MD
March 25–27, 2025

Bringing education, networking, and product discovery together in one dynamic event. Broad-based education for facilities professionals from every type of organization. Learn more.

Southern California Facilities Expo 2025
Anaheim Convention Center / Anaheim, CA
April 16–17, 2025

Learn the latest in the fields of facilities engineering, maintenance, and energy management. Network with your peers, benefit from valuable educational opportunities, and connect with exhibitors who are offering cutting-edge products as well as cost-effective solutions. Learn more.

Facility Fusion 2025
Austin, TX
April 29–May 1, 2025

IFMA’s Facility Fusion event offers TED-style talks, learning labs, and team-building exercises designed to help you discover your leadership style, learn how to communicate a vision others will follow, and successfully contribute to creating a top-performing organization. Learn more.

BOMA 2025
Boston, MA
June 28–July 1, 2025

Offering educational sessions, awards, and networking opportunities for members of building operations, maintenance, real estate, and rental industries (among others). Learn more.

IFMA World Workplace 2025
Minneapolis, MN
September 17–19, 2025

Groundbreaking discussions on facility management and the environment. Workplace professionals come to discover innovative FM technologies, build valuable relationships, and sharpen skills. Learn more.

Northern California Facilities Expo 2025
Santa Clara Convention Center / Santa Clara, CA
Fall 2025

Bringing together the facilities engineering, MRO, and green building communities, this event attracts a diverse audience of facilities managers, maintenance professionals, and energy experts from a wide variety of industries including food processing, government, healthcare, manufacturing, education, wineries, utilities, and others.

NFMT Remix 2025
Location: TBA
Dates: TBA

Get the latest on facilities management best practices from respected industry professionals, and learn how to optimize your operations with emerging technologies like AI. Discover new products and services, and network with your colleagues from across the country.

Ready to enhance efficiency, lower costs, and increase your supplier diversity?

Few companies provide the deep expertise in facilities management services with the opportunity for social impact like PRIDE Industries does.
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To protect themselves from the harsh Mediterranean sun, the ancient Greeks built their structures from mudbrick and plaster. Clay roof tiles kept their building interiors cool and redirected water away from the walls. And plain wooden shutters and doors kept the sun (or rain) out. Together, these simple constructions are among the earliest examples of what we now call the building envelope.

In today’s buildings, mud has been replaced by steel and stone, and roof tiles can be made of metal, concrete, or even plastic. But the objective of the building envelope remains the same: to keep the outside out and the inside in. The roof, walls, windows, doors, and foundation that make up a building envelope not only provide protection from the elements, they also prevent damage and improve energy efficiency in modern buildings.

Functions of a Building Envelope

Building envelopes serve many functions, but the following are the most crucial ways they protect a building:

It’s been estimated that building owners could save as much as 37 percent on heating and cooling costs simply by improving the airtightness of their building’s envelope.

Water Barrier

Protecting a structure from water damage is one of the most important functions of a building envelope. But it’s not just the roof and walls that keep water out. Other components play a crucial role as well:

  • Flashing, to keep water out of joints
  • Siding, to prevent water from seeping through exterior walls, especially brick or stone walls with permeable mortar
  • Gutters, to divert water away from the structure
  • Underlayment/vapor barriers, to keep moisture from penetrating walls, ceilings, and floors
  • Sealants and weatherstripping, to fill gaps between windows and doors

The consequences of a failed water barrier can be catastrophic. Even small amounts of moisture can cause wood and other building materials to deteriorate over time. It can erode the foundation and weaken the structural integrity of a building, putting its occupants in danger. Moisture can also cause mold, which not only destroys building materials, but can also impact indoor air quality and create health issues for occupants.

Thermal Barrier

Another key job of a building envelope is to act as a thermal barrier. In its simplest form, a thermal barrier prevents the transfer of heat from the outside to the inside and vice versa. Walls, roofs, windows, and doors are all thermal barriers. Some ways to strengthen the thermal barrier include:

  • Insulation, used in attics, foundations, floors, walls, and around windows
  • Multi-pane windows and special reflective coatings
  • Air-tight and multi-pane doors
  • Sealants and weatherstripping, to prevent air leaks around windows and doors

Another important function of the thermal barrier is to reduce thermal bridging. Thermal bridging occurs when heat passes from a building’s interior to its exterior via a building element like a balcony or parapet. Since exterior building elements like balconies are often made of high thermal conductivity materials like concrete or steel, heat energy can be rapidly conducted from the building’s interior to the outside via these thermal bridges. Thermal bridges can be mitigated with improved insulation, triple-glazed windows, and air-to-air heat exchangers, among other solutions.

Air Barrier

A building envelope also operates as an air barrier, preventing outdoor air from getting in, and indoor air from getting out. This function is important for more than just temperature regulation. Buildings need some air circulation to prevent a buildup of moisture and to prevent condensation. But it’s a delicate balancing act, because too much circulating air can raise heating and cooling costs.

A poorly constructed or maintained building envelope can greatly impact indoor air quality, allowing outside pollutants such as wildfire smoke and allergens to penetrate indoor air. It can also decrease energy efficiency and increase heating and cooling costs. A compromised building envelope is one of the main causes of energy loss in a structure. That’s one reason why it’s been estimated that building owners could save as much as 37 percent on heating and cooling costs simply by improving the airtightness of their building’s envelope.

Water damage on a wall, caused by leaky framing on a skylight
Regular visual inspections of the building envelope can catch minor failures before they become major problems.

To be airtight, an air barrier must be continuous, with no gaps or holes. Seams where joints or panels meet should be sealed. Drywall and plywood are standard barrier materials, and used in combination with flexible materials like liquid membranes, they form an efficient continuous air barrier. Newer materials like rigid foam-board insulation and closed-cell spray foam are especially energy efficient because they prevent conditioned air from escaping, yet allow for the release of moisture.

Light and Sound Control

While the main purpose of a building envelope is to serve as a water, thermal, and air barrier, that’s not its only function. It also serves as a barrier to light and sound. Light barriers such as tinted windows are especially important because UV light can cause building materials to disintegrate, leading to costly repairs and replacements. Sound barriers like insulation ensure the comfort of a building’s occupants. 

Energy Efficiency and the Building Envelope

At their essence, building envelopes are a barrier between the conditioned and unconditioned environment. In the summer, they keep the cool air in and the hot air out. In the winter, they keep the warm air in and the cold air out. But more than that, the building envelope plays an outsized role in determining a building’s energy efficiency.

A building that has a “tight” envelope not only protects the structure from damage, it also greatly reduces heating and cooling costs. Tight envelopes are well-sealed, mechanically ventilated, and typically have fewer moisture issues than those with “loose” envelopes.

Buildings with loose envelopes have more natural ventilation. Some structures, especially heritage buildings, were intentionally designed to take advantage of natural breeze patterns (think transom windows and cross ventilation). However, they suffer greater air loss and therefore cost more to heat and cool.

Building envelope technologies account for as much as 30 percent of the energy consumed in both residential and commercial buildings, according to the U.S. Department of Energy. And air leakage through building envelopes accounts for six percent of all energy consumed by commercial buildings, resulting in sometimes astronomical utility bills for commercial building owners. For this reason, when it comes to improving energy efficiency, proper building envelope maintenance is key.

Best Practices for Maintaining a Building Envelope

A well-functioning building envelope starts with quality construction. But it doesn’t end there. Envelopes must be inspected and maintained regularly to ensure that they’re operating efficiently. Weather events, degradation, and other damage can all impact a building envelope’s functionality, and the earlier these issues are caught, the better.

Cases of building envelope failure are not hard to find. One spectacular example occurred in Vancouver, where thousands of condominiums and townhomes constructed during a housing boom in the 1980s suffered major water infiltration. During what’s known as the “Leaky Condo Crisis,” water vapor was able to penetrate the buildings, which led to rot, rust, and mold that compromised structural integrity. The crisis has resulted in billions of dollars in damages, with legal battles and retrofitting that continues to this day.

The lesson learned is that when it comes to commercial building envelope maintenance, an ounce of prevention is worth a pound of cure. Even a small kink in the armor can lead to a big headache down the road, so it’s important to establish a regular maintenance schedule to catch problems early on. It can be tempting to put off inspections and maintenance when faced with limited time and resources, which is why having a schedule is important. Depending on the type of facility, inspections should occur at least once a quarter.

Inspecting a building envelope might seem like a herculean task, but one effective approach is to follow a “roof-to-floor” strategy:

  • Roof: Inspect tiles, flashings, vents, fans, and other penetrations. Look for signs of water damage. Check corners, valleys, and gutters. And given that the roof is the most at-risk location for water ingress, be sure to conduct roof inspections at least twice a year.
  • Walls: Visually inspect exterior walls for moisture intrusion, mold, or mildew. Check exterior siding. Pay particular attention to penetration joints and seals.
  • Fenestrations: Check all windows, doors, skylights, or other fenestrations for water or moisture leaks, especially around frames. Ensure weatherstripping is in good shape.
  • Floors and foundation: Inspect for signs of water seepage, cracks, or other damage. Keep an eye out for the telltale powdery signs of efflorescence. Confirm proper sloping to ensure that water doesn’t pool at the foundation.
A rooftop garden with sidewalks and hedgerows
Garden rooftops lower heating and cooling costs, and can provide an outdoor break area for building occupants.

Outside of visual inspections, there are specialized tools and tests for commercial building inspection that can help determine whether a building envelope is operating as it should. The gold standard in air leak detection is the blower door test, which measures a building’s airtightness. Another important tool is an infrared camera, which can be used to check for leaks by quickly locating hot (or cold) spots and thermal bridges. For hard-to-reach places, borescopes can provide visual data that’s otherwise inaccessible, and drones can be used to inspect tall buildings.

The Future of Building Envelope Design

Building envelopes have come a long way since the early days of mudbrick shelters. And their design continues to evolve. A push towards more sustainable building practices means laws are changing. In California, net zero buildings will be required of all new commercial construction by 2030, part of an effort to reduce greenhouse gas emissions and reduce energy consumption. An increased focus on energy efficiency means architects, designers, builders, and researchers are looking for new ways to reduce heating and cooling costs. Some alternatives on the horizon include:

  • Green rooftops, in which plants, shrubs, and trees are planted atop a roof, providing an added layer of insulation.
  • Adaptive materials such as smart windows, which darken or lighten based on temperature and light fluctuations.
  • Self-healing concrete, in which bacteria or enzymes are added to concrete and activated when wet, automatically filling small gaps or cracks.
  • Aerogel insulation, a silica-based product in which the liquid has been replaced with air, resulting in an extremely lightweight, solid, foam-like material.
  • Photovoltaic curtain walls, which not only provide an extra layer of protection, but also simultaneously generate power.

These innovations won’t become standard overnight. But their sustainability and energy efficiency ensure that future buildings will incorporate at least some of these technologies.

Your Building Envelope Maintenance Partner

PRIDE Industries has over 35 years of experience in facilities management, energy systems and building envelope maintenance, engineering services, and preventive and predictive maintenance. We can help you optimize your facility’s systems to lower both energy and maintenance costs. Contact us today to see what our award-winning facilities management services can do for you.
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In January 1983, Hartford, Connecticut became the site of the world’s first “intelligent building”—a 36-story, 1.3-million-square-foot behemoth aptly named “Cityplace.” Though rudimentary when compared to today’s smart buildings, at the time Cityplace represented a new era in building construction.

A New York Times article from that time describes how the building’s services were managed by a computer system and linked by a fiber-optic network—a trademarked system called a ”Data Highway”—that ran through its core.

“Functions such as heating, ventilation, lighting, transportation, security, fire protection and, most important, telecommunications and electronic office services will be integrated, providing economies in construction and management,” the article stated.

The new concept had its skeptics. In the NYT article, BOMA’s executive vice president was quoted as saying, ”They are still in the testing stage.”

But four decades later, it’s clear that the builders had the right idea. Today’s smart buildings incorporate the core principles of that first prototype—but are far more sophisticated, thanks to massive advances in technology that allow faster and seamless controls. And these innovations are saving business owners millions by creating efficiencies across multiple systems.

While HVAC and lighting savings are the best-known advantages of smart buildings, the fact that all systems can be monitored in real time results in additional operational efficiencies that can be significant money-savers.

What Are Smart Buildings?

Key features of smart buildings include energy efficiency through networked HVAC and lighting systems; automated management systems; data analytics to gain insights into a building’s performance and occupant behavior; connectivity and interoperability; enhanced safety and security systems; predictive maintenance through monitoring equipment in real time; and sustainability by reducing a building’s carbon footprint and overall environmental impact.

When Cityplace opened, the internet as we know it was still a decade off. Computer technology was much less robust. The sophisticated sensors, biometric devices, and other features commonly used today simply didn’t exist.

Now, of course, technology makes a wide array of functions possible that Cityplace designers could only dream of. Some commonly used technologies include:

Building Management Systems

These are the brains that make smart buildings possible. The building management system (BMS) is a control system that can be used to monitor and manage power consumption, HVAC performance, physical access into and within the building, and the status of fire safety systems, elevators, and lights.

A basic BMS consists of software, a server with a database, and smart sensors connected to a network. Sensors gather data and send it to the BMS, where it’s stored in a database. The data is analyzed and reported via dashboards; and if data falls outside the predefined conditions, the BMS will send notifications.

IoT Devices

Two facilities engineers, in hardhats and safety jackets, examine a series of computer screens displaying multiple readouts.
Building management systems offer users dashboards that provide real-time readings of HVAC, lighting, and other building systems.

The Internet of Things (IoT) consists of devices with sensors, processing ability, software, and other technologies that connect and exchange data with other devices and systems over the internet or other networks. The devices provide information to the BMS. Smart technology utilizing IoT and AI can increase energy efficiency by 30%, resulting in a payback period of fewer than 15 years.

Advanced HVAC Systems

These systems utilize energy-efficient components and intelligent controls to significantly reduce energy consumption. For example, sensors can detect which parts of the building are currently unoccupied and reduce heating and cooling to those areas. Conversely, the system can increase ventilation to areas where there are lots of people. By optimizing heating, ventilation, and cooling, these systems ensure that energy is used only when needed.

Smart Lighting

Smart lighting saves money by optimizing the use of natural light and turning off lights in unoccupied areas. It utilizes IoT sensors and advanced analytics to control light sources, enabling healthy illumination that varies according to individual preferences, occupancy, availability of daylight, and other factors. 

Security Systems

By implementing access control through biometrics, portable cards, and advanced reporting, access control systems allow facility managers to properly track everyone who enters or exits the building. These advanced systems record the time of entry and departure, and the length of stay, ensuring that all those coming in and out of a building—or section of a building—are authorized to do so.

Benefits of Smart Buildings

While the biggest driver behind the rise of smart buildings is a desire for greater energy efficiency, there are numerous other benefits. These include improving the tenant and visitor experience, providing safer workplaces, and streamlining and optimizing maintenance.

Energy Efficiency

The biggest bang for the buck offered by smart buildings is saving money on heating and air conditioning. In traditional buildings, HVAC systems account for about 40% of total energy consumption. The U.S. Department of Energy reports that simply by adjusting temperatures as needed, a smart HVAC system can lower a building’s energy consumption by 5% to 35%, producing significant financial savings. And companies have indeed found this to be the case: Within 30 days of implementing a building automation system at one of its campuses, Microsoft realized $240,000 in energy savings.

Smart HVAC systems proactively manage energy consumption, reducing unnecessary cooling and heating and therefore significantly lowering energy costs. This intelligent approach not only enhances the efficiency of the system but also extends the lifespan of the HVAC equipment by preventing overuse.

Lighting uses the second-highest amount of energy in a commercial building, accounting for 15% to 20% of energy consumption. By utilizing sensors, the BMS can automatically adjust the amount of lighting in a room based on how much sunlight is available. And like a parent telling a kid to turn out the lights when leaving a room, the system automatically dims or shuts off the lights when a room is unoccupied.

Improved Occupant Comfort

Besides cost savings, a key benefit of smart buildings is enhanced occupant comfort and productivity. As companies work to meet return-to-office (RTO) goals, it’s become important to make places of work as pleasant as possible for staff when they’re onsite, so that the time they spend in the office is a positive experience.

Smart buildings make that possible because the building’s systems can adapt to individual preferences, providing customized lighting, temperature, and other settings for a personalized work environment. Smart building technology also allows desk space and meeting rooms to be booked efficiently, so that office space is maximized, and companies can realize operational savings from their hybrid work schedules.

Operational Efficiency

While HVAC and lighting savings are the best-known advantages of smart buildings, the fact that all systems can be monitored in real time results in additional operational efficiencies that can be significant money-savers. For example, Microsoft found that before the adoption of smart building technologies, their engineers were spending 80% of their time resolving acute management issues, and just 20% in their true capacity as engineers. That changed after the implementation of new monitoring and remote-control technologies—subsequent analysis showed that 48% of the issues identified could be resolved within 60 seconds, a major saving of staff time.

Safety and Security

Having a security guard and a surveillance camera at a building’s main entrance is no longer enough. Today, building security measures include automated visitor check-ins and access control, motion sensors, smart locks, cameras with live monitoring, and AI facial recognition. Building managers can also receive real-time updates on the status of fire alarms, suppression systems, and emergency lighting, enabling swift responses when needed. Cybersecurity protections have also become more common, as the increased connectivity of the IoT has made buildings more vulnerable to attack.

Maintenance Optimization

An important benefit of IoT is that it makes predictive maintenance possible. This prevents malfunctions, keeps small issues from becoming big problems, and significantly reduces the cost of managing real estate assets—while improving the tenant experience. A 2017 study found that predictive maintenance reduced downtime by 35%, unplanned outages by 70%, and costs by 25%. This innovative data-driven approach can transform the upkeep of buildings.

Smart building technology also makes it easier to fix problems as they occur. For instance, if a leak is detected or an HVAC unit has been running for an abnormal amount of time, management is notified, and maintenance personnel can be dispatched quickly to take corrective measures before problems escalate. This proactive approach minimizes downtime and reduces the need for reactive repairs, which can lead to exponentially higher costs.

Moreover, smart building solutions facilitate remote monitoring and control, which gives maintenance teams the ability to manage and troubleshoot systems from a centralized location. Through web-based platforms or mobile applications, technicians can diagnose problems, adjust device settings, and perform routine maintenance tasks without the need to be onsite. Not only does this remote accessibility save time, resources, and labor costs, it also enables teams to respond quickly to emergencies and ensures minimal disruption to building occupants.

As technology continues to advance, the role of smart building solutions in optimizing efficiency for onsite maintenance teams will only grow. By leveraging real-time monitoring, remote diagnostics, and data-driven decision-making, owners can ensure their buildings are operating at peak performance.

The Future of Smart Buildings

Of course, smart building design is evolving along with the technology that drives it. As more devices become connected, and AI capabilities improve, smart building architecture will offer even more innovative solutions for sustainable, efficient, and comfortable working spaces. For example, keycards could be replaced with apps on smartphones and smartwatches or by biometrics. Other key technologies that will shape the office building of the future could include:

IoT-Connected Heat Pumps

These systems can both cool and heat buildings, moving around liquid refrigerants to remove or add heat in a process that can reduce energy consumption by 50% compared to standard heating and cooling systems. Coupled with IoT sensors, these high-tech pumps also enable customized temperature control, allowing rooms to be heated or cooled on demand.

IoT sensors can further improve efficiency by leveraging AI models that actively predict where and when heating or cooling is needed, based on historical trends. AI offers the opportunity to turn HVAC systems from a reactive technology into a proactive one, reducing equipment upkeep.

A graphic that uses icons to represent building systems connected by smart technology, superimposed over a photo of high-rise buildings
Smart buildings leverage AI, IoT, and other technologies to monitor and control critical building systems.

Virtual Power Plants

Heat pumps with IoT sensors, coupled with local energy-generating resources like rooftop solar panels and battery storage systems, could supply electricity back to the power grid during periods of peak demand. As a result, buildings themselves can act as “virtual power plants,” generating revenue by capitalizing on control of energy usage.

Smart Glass

Soon, more than a quarter of heating and cooling for buildings may go out the window—literally. Smart glass makes this possible by changing the level of tint, or how much light can pass through a window. There are two methods for doing so.

Active smart glass uses a film placed on top of the window to react to the presence of electrical voltage. This enables the glass to change the polarization of the film, resulting in the blocking of more or less sunlight. The glass is hooked up to a power source and can be switched on or off as well as dimmed.

Passive smart glass has a film that reacts to heat or UV/visible light to change polarization. This technology, which is also used for transition lenses, has the benefit of not requiring an external power source. And soon, more advanced smart windows could generate electricity while delivering 30% more energy savings than the smart windows now on the market.

AI-Assisted Occupancy and Security Tech

Advances in AI and computing power have improved security by better detecting and classifying images. Known as computer vision, this technology identifies and analyzes visual data the same way humans do, and can be paired with conventional security technologies, such as metal detectors and thermal screening, to help security personnel identify objects faster.

Digital Twins

A digital twin is a virtual representation of a real object or set of objects, constructed with real-world data collected from IoT sensors. After an initial model is created, digital twins undergo simulations to provide performance feedback under various scenarios without having to test the actual system that’s being modeled.

For example, a manager overseeing an office building’s HVAC system may want to know how much energy savings they’ll see by upgrading to a new heat pump. Using data from IoT sensors that measure temperature and humidity, as well as energy consumption data for the current HVAC system, the building manager can construct a digital twin and run heat pump simulations that compare the current and potential HVAC systems, and so determine if it’s worth the cost to upgrade.

Will these advances all come to pass? Only time will tell. But one thing is clear: Smart buildings are poised to revolutionize how we live and work.

Optimizing Smart Buildings

PRIDE Industries has over 35 years of experience in facilities management, energy systems maintenance, engineering services, and preventive and predictive maintenance. We can help you optimize your facility’s systems to lower both energy and maintenance costs. Contact us today to see what our award-winning facilities management services can do for you.
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It may be gradual, but it is happening. Organizations are implementing return to office (RTO) policies that ask employees to be in the office at least a few days a week.

After the COVID-19 era of fully remote work led to downsizing and vacancies in the commercial office space, emerging RTO policies are now causing work schedules to shift again. While it’s true that many businesses have embraced remote work schedules, most companies now require employees to be in the office for at least part of the week. Only 4% of companies say they expect to remain fully remote in the future.

But while workers are coming into the office more often than before, it’s not like companies have rolled back the clock to the pre-pandemic era. Heightened employee expectations, along with a labor shortage that makes hiring and retention a priority, mean that facilities management teams need to be more flexible than ever before.  

Smart facility executives and property managers are taking note of changed expectations and are working with company leadership to ensure building services and amenities are conducive to an office environment that “earns the commute”—whether employees are in the office two days a week or five.

Heightened employee expectations, along with a labor shortage that makes hiring and retention a priority, mean that facilities management teams need to be more flexible than ever before.

With that in mind, we look at three ways that facility managers and property owners can keep employees and tenants happy as companies implement or expand their RTO policies.

Hoteling, Hot Desking, and the Hybrid Schedule

Most companies understand that return to office policies will be most successful when a carrot and not a stick is used to get valued employees back in the office. And the carrot for many employees these days is a hybrid work schedule. This is why, according to CBRE Global Workplace & Occupancy Insights, less than 10% of organizations require employees to be in the office five days a week.

While some companies have tried to mandate that their employees return to the office five days a week, this policy has mostly backfired. Businesses that offer hybrid office schedules are able to fill jobs twice as fast as those who require full-time attendance, according to Fortune magazine, making it clear that the hybrid workplace is here to stay. That explains why the CBRE study found that 90% of RTO policies offer a hybrid option.

And while some CEOs grumble about hybrid work schedules, the fact is that companies can realize significant savings by embracing this model. It costs about $8,000 to maintain an office desk. If adopting a hybrid schedule enables a company to move from a one-to-one worker-to-desk ratio to a two-to-one ratio, that can translate into significant savings. For this reason, savvy organizations are introducing desk hoteling, a system in which workers reserve a desk ahead of time through desk booking software or a mobile app. Another popular option is hot desking, where employees grab a desk on a first-come, first-serve basis when they arrive in the office.

To accommodate desk-sharing workspaces and create an efficient hybrid return to office transition, facility leaders need to consider changes on several fronts.

Create Equal Spaces

Is hot desking revealing that certain desks in your office are constantly occupied, while others are consistently empty? To ensure that workers aren’t battling for the same few desks while others are left underutilized, facility managers should investigate the reasons some workstations are shunned. Is the desk in a Wi-Fi dead spot? Is there insufficient light? A lack of electrical outlets?

And there’s another consideration that has nothing to do with the workstation itself. The real estate maxim—“location, location, location”—applies to desks as much as houses. A third of workers report that their incentive to come into the office is to be around coworkers. Given that preference, it’s clear that outlying desks are going to be ignored in favor of workstations that are located in the center of the action. Facilities managers can respond to this preference by placing workstations in grouped configurations.

Rows of workstations in a large office space, near tall windows with a landscape view.
Even hot desks, which are used by multiple people, can be made comfortable and welcoming with the right lighting and location.

Leverage IoT

To reduce energy consumption, use IoT-enabled building automation systems to monitor and control energy use. This smart technology can optimize energy consumption by adjusting cooling systems, turning off lights, or automatically closing blinds against direct sunlight. As the fixed workday disappears, take advantage of the data gathering and analytical capabilities of automated systems to optimize how space is used. Statistics from desk booking apps can show desk occupancy, and occupancy sensors can reveal room utilization in communal areas. This data can then be used to make decisions about space allocation, improve occupant comfort, and control building costs as work schedules fluctuate.

Optimize Wireless Technology

Seamless wireless connections are vital for productive in-office work. Remote work has increased the use of technology for meetings and presentations, and this will remain as workers return to offices. Having excellent wireless presentation capabilities, interactive whiteboards in meeting rooms, and similar productivity-enhancing technology will make it easy for those workers who are in the office to collaborate with those who aren’t—a necessity with hybrid work. And for those workers who are in the office on any given day, smart switches and fixtures that control lighting intensity and color can facilitate greater productivity, and go a long way in keeping employees and tenants happy.

Updating Spaces for the Hybrid Worker

Organizations are reevaluating the quality of office environments, and many are finding that improved amenities and more welcoming spaces are a good way to entice employees to make the commute to the office. Now may be time for the tiny chair-less kitchen or drab windowless lunchroom to be transformed into a more inviting space. In addition to rearranging office spaces and creating flexible seating arrangements that align with hybrid work schedules, adding or upgrading amenities is another way to keep employees happy and productive.

Provide Options

Comfortable communal spaces with soft furnishings are great as collaboration hubs for impromptu meetings or brainstorming sessions, and can even lead to better teamwork and morale. At the same time, many employees report the need for quiet in order to focus, which is why it’s equally important to provide rooms or booths that are at least partially soundproofed.

Use Natural Light

Natural light has been shown to improve well-being among employees. It’s also a great way to reduce energy consumption. If your facility doesn’t already have daylight sensors, consider installing them. Reducing or eliminating artificial lighting whenever natural light is available can introduce significant cost savings—and make the workplace ambiance more inviting. In areas where less natural light is available, consider alternative lighting options such as focused task lighting or softer ambient lighting, instead of banks of unforgiving fluorescent lights as the sole source of illumination.

A woman in a yellow sweater writes on a digital whiteboard.
Digital whiteboards and other collaborative technology are essential for enabling onsite and offsite employees to work as a team.

Cosmetic improvements

Just because an upgrade is easy or inexpensive doesn’t mean it’s not effective. A coat of paint, plenty of plants, and new decor in dull areas can make a big difference to the office ambience. This goes for hallways and bathrooms too.

Service Amenities

Employee surveys show that workers appreciate amenities like gyms, cafés, outdoor trails, and roof gardens. But not every company can afford a café on the roof or a fully outfitted gym. In that case, consider smaller, less expensive improvements, like upgrading the seating in an outdoor patio. Even little changes can make a difference.

Customer Service for the Return to Office Naysayers

While many executives want to bring employees back to the office five days a week, a high percentage of employees do not share that sentiment. In fact, according to Forbes Advisor, 98% of workers want to work remotely for at least part of the week.

The reasons for this preference vary. Some employees do not want to return to the office because their WFH (work-from-home) setup is better. Many have caregiving responsibilities that require flexible schedules. Some employees are simply more productive, and more likely to work longer hours, when at home. Others have concerns about viral exposure.

These are all valid concerns, and they can be addressed by providing excellent facility management services.

Responsiveness

Workers are not willing to make the commute to a building where the thermostat is broken or there are unresolved plumbing issues in one of the bathrooms. Here’s where CMMS software can make a real difference, enabling you to stay on top of these inevitable issues in a timely manner. These software systems also make it possible to engage in predictive maintenance, so that you catch issues before they happen.

Show Off Your Cleaning

Buildings with efficient and timely janitorial protocols will make employees feel less stressed. Consider scheduling some janitorial services during work hours. This will not only save on labor costs, but will also reassure building occupants that high standards of cleanliness are being met. Making janitorial staff visible during the workday has been shown to reduce employee complaints, perhaps because it provides visual proof that the building is being properly maintained.

Even though the pandemic is over, COVID-19 and other viruses are still circulating. Letting employees know that sanitation protocols are still in effect, and letting them see for themselves that these protocols are being carried out by the janitorial staff, can go a long way in providing peace of mind.

Facilitate Communication and Community

Incorporating digital signage to show who is in the office and where they are working can be a great way to increase community among employees. And always be sure to communicate to occupants when significant maintenance is being performed, so that they know what to expect in advance. For significant projects, communicate well in advance—through email and physical signage—so that building occupants can plan for any disruptions to their routines.

Facility Managers Can Ease the Return to Office

Office schedules and leasing may have been upturned due to the pandemic, but the RTO trend is continuing to bring workers back to the office—albeit a different kind of workplace.

New office configurations and technology will be crucial for meeting the demands of hybrid work schedules, as will agile facility services that emphasize excellent customer service. By working cross-functionally with company leadership, facility managers can play a key role in creating a workplace that runs smoothly and makes employees happy to be back in the office.

Your Return to Office Facilities Partner

Optimize your office operations for RTO success with our award-winning facility management services. With more than 140 million square feet of facilities under management, and over 35 years of experience, PRIDE Industries can help you create an office environment that’s both efficient and welcoming.
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The federal government and a growing number of states are seeking ways to combat climate change, leading them to tighten up emissions standards for everything from vehicles to buildings. And in the same way that regulators are hoping to make zero-emission vehicles the norm, net zero buildings are being touted as the next innovation to combat pollution.

Buildings are being targeted because the U.S. Department of Energy (DOE) estimates that they are responsible for more than a third of total U.S. greenhouse gas emissions. In an effort to reduce the size of this carbon footprint, both the federal government and several states have already started crafting regulations to encourage the creation of net zero buildings. The California Energy Efficiency Strategic Plan, for example, calls for all new commercial construction to be net zero by 2030, and for 50% of existing buildings to be retrofitted to net zero building standards by 2030. The federal government recently followed suit, with goals of reducing greenhouse gas emissions from buildings by 65% by 2035 and by 90% by 2050.

A JLL study found that buildings with better sustainability credentials achieved an average capital value premium of more than 20%, as well as higher rents.

The new regulations don’t just affect new construction. Because about 60% of existing buildings will still be in use 50 years from now, many of these structures will need to be retrofitted in order to conform to net zero standards.

The Advantages of Net Zero Buildings

The Department of Energy defines a net zero building as one that reduces its energy usage through a variety of energy-saving features and technologies, while producing enough renewable energy to meet its own needs. Besides potentially large reductions in greenhouse gas emissions, decarbonizing the buildings sector has multiple public benefits, including reducing the size of new power grid infrastructure and enabling clean energy resources like on-site solar panels, battery storage, and EV charging.

And the environment isn’t the only beneficiary of the new standards. Besides helping to reduce carbon emissions, building retrofits can lead to significant advantages for building owners.

One obvious benefit is reduced energy costs. These costs have risen sharply over the past few years, which impacts profitability. For example, a global survey conducted by Sapio Research found that 23% of an industrial company’s annual operating costs are attributable to energy use. And more than half of survey respondents perceived rising energy costs as a moderate or even substantial threat to their profitability.

Net zero buildings provide indirect benefits as well. For example, in a study by global real estate services company JLL, researchers found that buildings with better sustainability credentials achieved an average capital value premium of more than 20%, along with higher rents—signaling an expectation of higher returns and lower risks.

Maximizing the Benefits of Net Zero Buildings

The data show that constructing or retrofitting buildings to meet net zero standards can deliver real benefits. So how can building owners achieve net zero?

To receive the most benefit from retrofitting, owners should take a systemic approach. A recent report from Lawrence Berkeley Laboratories, for example, found that simply upgrading individual building components such as equipment or lighting systems has less potential for whole building energy savings as compared to comprehensive, system-based approaches.

“Systems retrofits hold the potential for much greater savings and are critical to achieving aggressive energy reduction goals in the existing commercial building stock,” the report states.

Creating Net Zero Buildings Through Retrofitting

Fortunately, owners of existing buildings have many different ways to significantly reduce emissions. And as a recent report by the United Kingdom Green Building Council points out, it’s often less expensive to retrofit a quality building than to tear it down and build a new one. That same report also suggests that upgrades don’t all need to be done at once, but should instead be systematically planned and implemented to align with lease and maintenance cycles.

There are a number of steps that should be part of any comprehensive retrofit. Whether you conduct this work in house, or with a facilities maintenance provider who can offer engineering support, here are some steps to consider when crafting a retrofit plan to fit your particular needs.

Energy efficiency audit

Before making any changes, it’s crucial to conduct an energy efficiency audit. This helps identify current energy usage and areas where improvements can be made. The audit should include an assessment of key infrastructure such as heating, ventilation, and air conditioning (HVAC) systems; lighting; insulation; and windows. In many cases, an audit can also provide the technical and financial information (e.g., upfront costs, ongoing costs, projected energy savings, return on investment, etc.) that decision-makers need to evaluate and approve energy efficiency, electrification, and grid interactivity retrofits. 

These audits provide decision-makers with the information needed to design comprehensive projects that maximize energy and cost savings. In many buildings, energy costs can be reduced by 20% or more through the identification and implementation of energy conservation measures.

Once the audit results are in, you can decide which of the following upgrades make the most sense for your particular building.

Insulation and sealing

According to Energy Star, air leakage can cause up to 20% of a building’s energy to go to waste. Poorly sealed windows and doors, gaps and cracks in the building envelope, and leaks in ventilation systems and ductwork are most often responsible for the loss of conditioned air.

This is why building envelope retrofits—such as replacing older windows with energy-efficient ones and adding cool roof systems and exterior shading applications—can lead to significant energy savings. In some cases, these retrofits can even allow the use of smaller-capacity HVAC systems.

HVAC Upgrades

Older HVAC systems can be energy hogs. Upgrading to newer and more efficient systems, such as those with variable speed drives and energy recovery ventilators, can significantly reduce energy consumption. In addition, new systems are much less likely to break down, saving on repair and maintenance costs. Newer systems also have additional components, such as enhanced air purifiers and filters, that result in cleaner, fresher air for employees.

Innovative Lighting

Switching to LED lighting, which is much more energy-efficient than incandescent and even fluorescent lighting, is the low-hanging fruit of retrofitting. Installing motion sensors that let you turn off lights (and drop HVAC usage) when a room is empty can also yield significant savings. And daylight redirecting devices, which range in sophistication from simple skylights to high-tech solar concentrators, enable you to maximize sunlight capture.

Renewable Energy Sources

Energy Star suggests installing onsite renewable energy technology, such as solar panels or wind turbines, to offset a building’s energy consumption. If onsite energy generation isn’t feasible, purchasing renewable energy credits or investing in offsite renewable projects can also help achieve net zero building status.

Water Conservation

Implementing water-saving fixtures and recycling systems (like graywater systems for toilet flushing or irrigation) helps reduce the overall environmental footprint. In addition, switching from a central hot water heater system to point-of-use, on-demand water heaters is another effective energy-saving strategy.

Sustainable Materials and Resources

During renovations or upgrades, urge your contractors to use materials that are sustainable, have low embodied carbon, and are locally sourced, if possible. This minimizes the environmental impact associated with building materials. Good options include recycled metals, low-carbon bricks, and structural timber.

A close-up of two hands changing the bulb of an overhead fixture in a commercial facility
Switching from incandescent or fluorescent bulbs to LED lighting is one of the simplest ways to lower a building’s energy consumption.
A collage of three different building materials: timber, bricks, and tiles
Structural timber, recycled metals, low-carbon bricks, and green tiles are all sustainable building materials.

Smart Building Technologies

Smart technology has two complementary goals: better data capture and increased control over operations and the environment. Three technologies are commonly used to help building managers meet those goals: sensors that measure usage and potential leaks, networking systems that collect and monitor data, and automation software and tools that optimize the building’s systems. Smart HVAC and lighting controls are the most common technologies utilized, but there are other applications as well: managing water usage and alerting managers to costly leaks; improving occupant comfort by tracking how many people are in a room and adjusting HVAC systems accordingly; and controlling windows to adjust for optimal lighting based on outside conditions.

Transportation

Building managers can affect energy usage beyond the confines of the building envelope. Retrofits can be an excellent time to add features that encourage sustainable transportation, such as charging stations for electric vehicles, secure bicycle parking, and easy access to public transport.

After the Retrofit: Ongoing Monitoring and Maintenance

After upgrades, continuous monitoring of the building’s energy performance is crucial. This helps to ensure that the building continues to operate at peak efficiency and allows for adjustments as needed.

Energy Star reports that integrating energy efficiency into your facility’s operation and maintenance (O&M) program reduces operating costs, lowers the risk of early equipment failure and unscheduled downtime, and increases a facility’s net operating income. It also ensures a comfortable environment for building occupants, leading to fewer “hot and cold” complaints.

To maximize energy efficiency, Energy Star recommends operating equipment only when needed, optimizing the use of control systems, performing periodic inspections of critical systems, scheduling after-hours walk-throughs, and seasonally adjusting control strategies. Fortunately, the advent of Computerized Maintenance Management Systems (CMMS) have made it easier for facilities managers to adopt all of these practices by having access to real-time data that enables detailed planning and the efficient deployment of personnel.

Finally, while instituting a comprehensive monitoring and maintenance program is crucial, building owners and managers can’t do it all. Engaging occupants and providing training on how to maintain and enhance a building’s net zero capabilities is essential. Building occupants significantly impact a building’s energy use through their day-to-day behaviors. Educating occupants about energy usage, and creating a culture of conservation, can make a difference in your building’s energy consumption.

An Energy-Saving Partner

PRIDE Industries has over 35 years of experience in facility management, energy systems maintenance, engineering services, and preventive and predictive maintenance. We can help you move toward net zero by optimizing your facility’s systems and lowering energy costs, all while maximizing occupant comfort.
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