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Accelerating climate change and the rising cost of energy is putting sustainability at the heart of facilities contracts across the UK. Despite national and international policies aimed at driving down our carbon footprint, buildings account for over 50% of the country's carbon emissions. At the same time, BREEAM and other standards are primarily designed to regulate the performance of new rather than existing buildings - despite the fact that almost 99% of the UK's building infrastructure is already built. So what can be done to square the circle and ensure an energy-efficient but effective workplace environment that is sustainable over the long term ?

Keith Gilliver, a director of integrated building services firm EIC, believes that the future lies in intelligent facilities management - and an integrated approach to building services in order to deliver sustainable economic and environmental value.

"Clients are increasingly looking towards energy efficiency and are keen to partner with firms who combine ongoing management of existing infrastructure with the design, installation and maintenance of new and innovative technologies. At EIC, our technical expertise in FM, together with our engineering and building services expertise, gives us the breadth and depth to tailor an appropriate solution. We offer a 'through-the-line' service offering cost-savings, operational efficiencies and an in depth knowledge of the building and its integrated services that is second to none.

Some of the latest technologies on offer are, of course, capital intensive and may or may not be appropriate in terms of the life of the building in question. The good news is that there are lots of small steps a company can take in terms of its technical facilities management which will make a significant difference to its environmental performance.

Minor alterations to plant operations and equipment, together with a proactive and planned maintenance programme can make a real difference - both in terms of cost control and long-term eco-benefits. As ever, the devil is in the detail, and the poor design and installation, together with a lack of adequate maintenance of many mechanical and electrical services is often the root cause of excessive energy use. Simple steps, such as setting the correct temperature levels for heating and hot water systems, help to reduce energy consumption. In the same way, refrigeration units, fans, blowers and cold water pumps can all be adjusted to ensure optimum performance.

Air handling units are often incorrectly set, calling for the most simple of solutions, and lighting controlled wherever possible to maximise effectiveness, while minimising energy consumption and waste. These may sound like small changes, but they are at the heart of an efficient and eco-friendly facilities maintenance programme which makes a positive contribution to the reduction of a company's carbon footprint.

For those prepared to invest in long-term 'hardware' and/or technology based solutions, there are a number of different options. Here are some of the steps that EIC has provided to our clients to deliver quantifiable improvements in environmental performance:

Solar thermal: Roof-mounted panels used to pre-heat hot water services. This resulted in energy savings of approximately 5,000 kWh per year, which reduced gas consumption by 12 per cent.

Photovoltaics These roof-mounted panels were used by one of our (PV) clients to supplement the company's electricity requirements. While PV has a high capital cost, it resulted in energy savings of approximately 100,000 kWh per year and enabled the client to export excess energy to the national grid.

Rainwater The capture and storage of rainwater can provide clean harvesting water for use in toilet areas and to irrigate gardens. Once again, this solution saved one client (a school) up to 900,000 litres of water per year.

Under-floor Under-floor systems provide a more even source of heating heat and an intelligent system will use the thermal mass of the floor slab to further improve efficiency. By optimising flow and return rates, boilers can be run permanently in condensing mode, ensuring optimum energy efficiency.

Hot-water Traditional hot water systems run at 60°C to prevent system legionella. Blending valves are then installed to prevent scalding at the taps. A more eco-friendly solution might be a biocide disinfectant system using chlorine dioxide. This enables the hot water system to operate at 43°C, resulting in an energy saving of around 34 per cent.

As with all capital outlay, true value can only be extracted by optimum performance and ongoing maintenance and enhancement. We recommend that a facilities management perspective is applied earlier rather than later - ideally at the planning and design stages. An intelligent and holistic approach from the outset invariably reduces long-term running costs by delivering ongoing energy savings. It also avoids costly remedial work further down the line.

Simple tweaks such as the introduction of passive infrared lighting controls and the maximisation of natural ventilation and light sources can make a huge difference in reducing energy waste. Thereafter, ongoing and attentive management by the facilities management company dramatically reduces the costs of reactive - and even planned - maintenance. As ever, prevention is not only better, it's also cheaper - and more environmentally friendly - than cure.

Increasing UK and European legislation - including the 2008 Climate Change Act which sets tough standards for carbon emissions for the next 40 years - means that 'greenwash' will no longer be enough to satisfy those with a genuine energy-saving agenda. The question therefore is not 'what can FM companies do to help deliver these objectives', but how technically adept and creative that company can be in delivering improvements to any building's environmental performance."

Sustainability was a bandwagon everyone seemed happy to jump on while the sun shone and hay was being made. But with the credit crunch biting hard, some contractors are beginning to argue a green conscience is something not everyone can afford. But Ian Lyall, joint managing director of FM service specialist EIC Ltd, believes the value of "green" regulations will become obvious in both the benefits to the environment and to the balance sheet in this climate of high fuel and commodity prices.

After years of paying lip service to the green revolution the time has come for contractors and customers to put their money where their mouths are. Many people talk about environmental responsibility but who is willing to put their hand in their pocket when the going gets tough? Recession demands efficiencies from everyone. Costs are scrutinised and often short-term savings are put before long-term considerations. Belt tightening may see sustainability squeezed out, but that could prove a false economy, especially when it comes to implementing the recent raft of environmental legislation, including the 2008 Climate Change Act which sets tough standards for carbon emissions for the next 40 years.

So what price green? At first glance incorporating environmentally-friendly materials and technology can seem an unnecessary expense when putting together a competitive tender. Indeed if other contractors are conveniently forgetting their environmental obligations, it can be tempting to follow suit. But customers are not necessarily impressed by a lower quote if it means abandoning their own green agenda. Most public bodies are demanding a basic level of environmental awareness before even allowing contractors onto their tender lists and enthusiasm for sustainability could help open the door to those markets.

The value of a positive 'green' profile when it comes to corporate social responsibility (CSR) cannot be underestimated. As a potential marketing tool, CSR is likely to become an important differentiator during the credit crunch, for both contractors and clients, as companies seek to reinforce positive brand values. Lip service, or 'Greenwash' as it has been dubbed, may no longer be enough to satisfy those with a genuine energy saving agenda. Real determination to help clients reduce their carbon footprint has to be demonstrated by the contractor.

FM specialists can be at the forefront and are playing their part through clever planning and design. Clients who bring in the experts at the beginning of their project can reduce their long term running costs through energy savings and avoid mistakes by ensuring the right design is in place from the start. Simple tweaks at the planning stage can make a huge difference in reducing energy waste and improving water conservation. This in turn will dramatically bring down the costs of reactive, and even planned, maintenance requirements.

The industry has come up with several methods for measuring green credentials, in order to encourage the delivery of ever-more stringent energy saving requirements. The most widely used yardstick is BREEAM- the Building Research Establishment Energy Assessment Method- which rates new build and refurbishment sites according to a series of criteria.
A BREEAM excellent contract might demand a 5 to 10 per cent cost premium but, as long-term savings start to outweigh the capital expenditure, sustainability will become ever more palatable.

Residential wind turbines and solar panels have never really taken off because homeowners are yet to be convinced that they will get their money's worth within the lifespan of the technology. But a recent RICS survey found the increasing cost of energy, 30 per cent in 2008 alone, has slashed the payback time of solar panels from 205 years to 60-100 years. This might still be far longer than the average 30 year lifespan of the panel, with its associated maintenance costs, but with improvements in technology and the prediction that energy prices will only continue to rise over the long term, sustainable and efficient energy sources are looking more and more favourable.

Businesses are keen to realise value for their investments and are cautious about laying out vast sums of capital funding without a cast-iron guarantee of future savings. Hard figures are not easy to come by, with commercial environmental ratings less than a year old. Looking to the future, however, components are set to come down in price as demand increases and, almost everyone agrees, fuel prices are only going up so the ability to reduce energy usage will become more and more important.

As landmark developments like the BREEAM excellent Calthorpe House in Edgbaston prove, quality and sustainability can go hand in hand. Putting aside the cost implications, the environmental benefits of incorporating sustainability into projects are clear. But considering the cost advantage to the client, compliance with green regulations can also provide an economic advantage and as an industry, FM contractors can be the low energy light that leads the way.