LED retrofit projects of common element areas are often the first type of energy efficiency project where a condo corporation can see cost savings after initial investment.
With utility costs skyrocketing, how can a condominium corporation save on its energy expenses? More and more corporations are looking to LED lighting retrofits as a cost-effective starting point.
NY Towers, The Chrysler, TSCC No. 1496, is a 14-year-old property that includes two twenty-eight storey condo towers as well as townhouses. In total there are 672 units. It was one of the first condominium communities built by Daniels in the North York area of Toronto. The complex is easily recognized by its distinctive Art Deco roofscape architecture.
The corporation’s proactive board of directors has always been keen to keep common element fees manageable. “We can’t predict the cost of energy,” said TSCC No. 1496 Board president, George Dimou. “As a board we’re trying to keep our common element costs low.” Adding to this rationale is the fact that in-suite hydro is a common element in this community, which means that some units may use more hydro than others.
“An earlier retrofit was completed five years ago,” George explained. “We looked at all the common areas at that time, implementing variable frequency drives on heavy motor systems and monitoring carbon monoxide emissions to control the air in the parking areas.” Now with significant improvements in LED lighting, the board decided it was time to tackle this area.
Working directly with Toronto Hydro and Simply LED Lighting Solutions, a timeline was established to retrofit the property’s common areas beginning with the garage, hallways, mechanical room and the pedestrian traffic areas to the townhouse units. Motion detectors were also included as part of the planning process.
The corporation utilized its newsletter and town hall meetings to keep residents current with the LED project from start to finish. Regular communication and notices also help encourage owners and residents with their efforts to recycle.
“The Board of Directors was committed to advising owners in a timely and systematic fashion,” explained Ernie Brock, RCM of Maple Ridge Community Management. “I’d say there were no real blips.” All together the project was completed in three months.
The Board of Directors of TSCC No. 1496 is extremely pleased with the result of the LED retrofit. Financial savings (see the sidebar below this article) will start to show within an estimated two years timeframe. “Toronto Hydro support was great,” added George. “Their monitoring and help was appreciated. And, of course, the rebate.”
Dianne Werbicki, BA is editor of CM magazine.
