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Page 10 — Property Management Quarterly — July 2017
Codes
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Is your management company
failing to make the grade?
T here are new commercial
lighting code requirements
for office buildings in metro
Denver. The International
Energy Conservation Code
is a set of regulations enacted to
create or enhance energy-efficient
office building systems, including
mechanical, lighting and power.
“This comprehensive energy con-
servation code establishes minimum
regulations for energy-efficient
buildings using prescriptive and
performance-related provisions,”
states the International Code Coun-
cil’s website.
That’s a pretty sweeping declara-
tion, the intent of which can lead to
significant confusion for the non-
technical minded. Fortunately, the
ICC boasts that navigating the code
is relatively easy for those users who
do embrace technology, like engi-
neers and building owners. The gist
here is that the code is the latest
and best version of the ICC’s push
for sustainability and public safety.
The IECC rolls out a revision of the
code every three years, the adoption
of which is solely at the discretion of
any given municipality. The city of
Denver adopted the 2015 version of
the code late last year, one of only a
handful of municipalities metrowide
to step up to the revision.
With any new building code revi-
sion, there is inevitable confusion
and at least some consternation
among the parties responsible for
interpreting it, adopting it and
enforcing it. The commercial lighting
portion of the 2015 IECC is no excep-
tion. To understand its impact, let’s
start with the broad strokes of what
it requires for office
buildings.
• Power density.
Existing and new
buildings in Den-
ver are required to
reduce total watts
per square foot.
Lighting power
density reduction
is a way to instant-
ly lower consump-
tion across the
board.
• Controls. New time clock controls
and occupancy sensors are required
as part of the performance-based
provision of the code. That is, a
number of new controls and sensors
will mitigate “over fitting” of office
spaces by regulating natural light
levels in any given area.
Self-described daylight controls are
dimming fixtures installed near win-
dows and skylights adjacent to work
areas, which automatically decrease
manufactured overhead light when
natural light becomes adequate for
typical workplace tasks.
The seemingly omnipresent open-
plan office requires more stringent
lighting restrictions. Although there
has been significant pushback on
fully open office spaces in favor of
hybrid styles, lighting options must
adhere to either fully manual con-
trols for open areas, or a mix of half
automatic and half “manual on.”
Night lighting will not be permit-
ted under the new code. Nonadjust-
able occupancy switches, more com-
monly referred to as motion sensors,
are required for typical office suites.
The only way for overhead lighting
to switch on, in this case, is when a
person triggers the sensors.
• Mechanical. The new code
requires that upgraded mechanical
equipment be offset by a reduction
in lighting power consumption. This
applies primarily to remodeled office
spaces. If this type of space requires
a significant electrical service for
new mechanical equipment, the
standard electrical loads for power
in any given suite must be deceased
to compensate for the addition
mechanical load.
• Commissioning. Although it has
many meanings to those in the
design and construction industry,
“commissioning” as it relates to
lighting power generally is a quality-
control process in which a third
party reviews and approves the elec-
trical design before a new building
is delivered to its owner, or a remod-
eled space is ready for occupancy.
Under the 2015 IECC, commissioning
is required for all commercial proj-
ects.
Altruism Comes at a Cost
Building owners and property
managers know that a safe and
healthy workplace is at the core of
tenant retention. Without delving
too deeply into workplace trends or
Tia Jenkins
President, Kieding,
Denver
Brad Nicol Photography
One example of required lighting under the 2015 IECC code is LED indirect 2- by 4-foot
fixtures in a typical grid ceiling as pictured here.