The RMR Group is a premier U.S. alternative asset management company with a strong focus on commercial real estate (CRE). Managing over $41 billion in assets, RMR has a longstanding reputation for excellence in the industry, bolstered by its nationwide presence and experienced team. As part of its commitment to sustainability and operational efficiency, RMR embarked on a significant energy optimization project at one of its key properties in Honolulu, HI.

Located at 1100 Ward Ave, the Honolulu building spans 395,931 square feet and serves as a major office space, hosting multiple tenants, including First Insurance. This case study highlights the innovative lighting solutions implemented to enhance energy efficiency, reduce operational costs, and align with RMR’s sustainability goals.

The Challenge

With the rising cost of energy in Honolulu, which has seen an increase from $0.28 per KWH to $0.37 per KWH over the past 12 months, RMR sought to mitigate the impact on its operational expenses. The project required a comprehensive lighting retrofit for both the office spaces and the parking garage, focusing on zonal control and daylight harvesting to maximize energy savings without compromising on functionality or occupant comfort.

The Solution

The retrofit involved the installation of advanced lighting systems across the office spaces and the parking garage:

Office Space:

• Square Footage: 395,931

• Lighting Retrofit: Installation of 4,200 Troffer Transformer Kits manufactured by Remphos

• Previous System: 2x2 Parabolic 9-cell fixtures with three 17-watt T8 lamps, consuming approximately 51 watts per fixture.

• New System: 2x2 Troffer Transformer Volumetric fixtures with dimming capabilities, reducing energy consumption to as low as 7 watts per fixture.

Parking Garage:

• Levels: 4

• Lighting Retrofit: Installation of 220 Remphos LBI Fixtures

• Previous System: 2-lamp T8 4’ vapor tight fixtures, consuming 59 watts per fixture.

• New System: Single 4’ LBI fixtures, reducing energy consumption to 25 watts per fixture.

Execution

The project was executed over 18 nights, including the commissioning process, ensuring minimal disruption to the building's operations. The use of zonal control and daylight harvesting allowed for customized lighting solutions tailored to specific areas of the building, optimizing energy use based on natural light availability and occupancy patterns.

Results

The lighting retrofit has led to substantial energy savings, translating into significant cost reductions for RMR. The office space alone is saving approximately $40,000 per month, thanks to the new, energy-efficient lighting systems. These savings are particularly impactful given the rising energy costs in Honolulu, ensuring that RMR not only meets its sustainability targets but also enhances the financial performance of the property.

Benefits

• Significant Energy Savings: Reduction in energy consumption across office spaces and the parking garage, leading to approximately $40,000 in monthly savings.

• Improved Operational Efficiency: The new lighting systems are easier to manage, with zonal control and daylight harvesting features ensuring optimal performance.

Enhanced Sustainability: The project aligns with RMR’s commitment to environmental stewardship, contributing to its recognition as an “ENERGY STAR Partner of the Year” and its strong standing in the commercial real estate industry.

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