{"id":60416,"date":"2019-02-06T15:15:12","date_gmt":"2019-02-06T15:15:12","guid":{"rendered":"https:\/\/metropolismag.com\/projects\/architecture-post-occupancy-evaluations\/"},"modified":"2021-09-10T16:48:03","modified_gmt":"2021-09-10T16:48:03","slug":"architecture-post-occupancy-evaluations","status":"publish","type":"metro_viewpoint","link":"https:\/\/metropolismag.com\/viewpoints\/architecture-post-occupancy-evaluations\/","title":{"rendered":"Going Beyond the Punchlist: Why Architects Should Embrace Post-Occupancy Evaluations"},"content":{"rendered":"
\"architecture
Payette’s Milken Institute School of Public Health at George Washington University in Washington, D.C. The building, which is 161,000 square feet and LEED Platinum, uses 64% less energy than the norm. 87% of survey respondents say the building reinforces a healthy lifestyle. \u00a9 Robert Benson, courtesy Payette<\/strong><\/figcaption><\/figure>\n
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On the eve of a massive building campaign for which universities planned to invest billions in new student housing, two architects undertook an unprecedented study of what students needed and wanted. Talking to residents and observing their habits in detail, they found that the typical new dormitory design was woefully inadequate. Public space was underutilized, personal space was inflexible, and housing was isolated from other functions on campus. Dorms were cold and impersonal\u2014\u201cas homey as a Greyhound bus depot,\u201d according to one student\u2014and surveys revealed that many inhabitants felt \u201cstifled\u201d and even \u201cenraged.\u201d Proposing an alternative, mixed-use approach that offered greater variety and more flexibility, the architects found that universities could significantly improve the student experience at two-thirds the cost.<\/p>\n

That was 50 years ago. Sim Van der Ryn and Murray Silverstein\u2019s groundbreaking research, published in 1967 as Dorms at Berkeley: An Environmental Analysis<\/em>, was possibly the first formal example of what came to be called post-occupancy evaluation (POE), the process of assessing buildings after the fact. \u201cThere is no feedback channel between planning assumptions and\u00a0building use,\u201d they declared. \u201cOur focus is on the silent partner in the design process\u2014the user affected by design decisions.\u201d<\/p>\n

Today, POEs vary widely in scope, but generally they focus on two basic questions: Is the building behaving as intended? And are occupants happy with the results? Studies consistently show correlations between the two; a report last year indicated that 88 percent of building-performance attributes directly affect user satisfaction.<\/p>\n

The benefits of these studies could not be clearer. Research by the U.S. Army\u2019s Construction Engineering Research Laboratory estimates a nearly 80-fold return on investment: Every dollar spent can save as much as $77 in operating, maintenance, and renovation costs. This summer, the federal General Services Administration (GSA) released a three-year study of 200 buildings confirming that high-performance facilities have higher tenant satisfaction and significantly lower energy, water, and operating costs.<\/p>\n

Yet, despite the proven results, POEs remain rare. \u201cI\u2019d be surprised if it\u2019s more than 1 percent of projects nationally,\u201d says Andrea Love, a principal and director of building science at Payette<\/a>. What\u2019s the holdup?<\/p>\n

\"architecture
Eskew + Dumez + Ripple’s BioInnovation Center in New Orleans. The laboratory facility, which is 65,000 square feet and LEED Gold, uses 65% less energy than is typical of the typology. The building’s carbon footprint is 73% below the benchmark. Courtesy Tim Hursley<\/strong><\/figcaption><\/figure>\n
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\u201cOne challenge is a lack of knowledge in the design industry about what this is and how it\u2019s helpful,\u201d explains Janice Barnes, director of resilience for Waggonner & Ball Architects<\/a>. \u201cThere isn\u2019t a widely held understanding about how to do them properly\u201d\u2014if POEs are done at all. Z Smith, director of sustainability and building performance at the firm Eskew+Dumez+Ripple<\/a>, blames the \u201cshocking innumeracy\u201d of architects: \u201cIlliteracy is about language, innumeracy is about numbers. We don\u2019t like numbers. It\u2019s not what people thought they were getting into when they went into architecture. But you have to do it if you want to make a good building.\u201d Yet architects\u2019 scope of work rarely extends much beyond the punch list. \u201cBy the time you get to occupancy, the team has moved on,\u201d notes Love.<\/p>\n

This is not a new problem. A quarter century ago, in How Buildings Learn: What Happens After They\u2019re Built<\/em> (1994), his classic study of the life cycle of buildings, Stewart Brand complained about the tendency of architects to conceive of buildings as fixed in time: \u201cThe inane but now standard term \u2018post-occupancy evaluation\u2019 (POE) shows what a divisive watershed the moment of occupancy is. One of architecture\u2019s most adaptive devices is misnamed by the traumatic instant of letting users into a building.\u201d By contrast, he remarked, space planners and interior designers often think in terms of \u201cchurn\u201d and therefore must consider the cyclical nature of the built environment. To avoid the finality implied by the common language, some prefer the term \u201cperformance evaluation.\u201d<\/p>\n

Among those who are aware of the benefits of POEs, the most frequently mentioned barrier to conducting such evaluations is cost, since basic architectural service fees do not cover them. Yet a simple survey of building occupants can take only a few hours to prepare, distribute, and review once the results come in. With support from the GSA, UC Berkeley\u2019s Center for the Built Environment<\/a> (CBE) developed a template to gauge user satisfaction\u00a0with indoor environmental quality, including daylight, temperature, air quality, and acoustics. \u201cBelieve it or not, in 2000 an online survey was considered revolutionary,\u201d recalls David Lehrer, CBE\u2019s communications director. The center now has a database of more than 1,200 projects with over 100,000 individual responses.<\/p>\n

Nevertheless, for smaller firms and sole practitioners, the time and cost for even a simple survey can be challenging, and many experts insist that surveys alone are insufficient anyway. \u201cIf you just use a survey, you\u2019re only capturing a person\u2019s point of view at a single point in time,\u201d Barnes explains. \u201cYou have to corroborate it with other data.\u201d A more in-depth study, including detailed observation by teams on-site, thorough occupant interviews, and direct measurements, can cost hundreds of thousands of dollars, which few clients are willing to cover. \u201cClients ask, \u2018Why would I pay you to verify that you\u2019re doing what I\u2019ve already paid you to do?\u2019\u201d notes Barnes. \u201cThe real question is how much it costs not to do this. If an organization isn\u2019t maintaining an environment conducive to doing the work, what are the costs?\u201d<\/p>\n

\u201cNobody pays for these things yet,\u201d says Smith. To overcome this, his firm began allocating 2 percent of project design fees to invest in POEs. \u201cWe just started doing it because we believed in it,\u201d he says. \u201cIt also builds credibility with skeptical clients. We\u2019re selling our buildings as doing something, but do they actually do it?\u201d This question is essential for buildings advertised as achieving better performance. Of the safety science advisory firm UL\u2019s \u201cSeven Sins of Greenwashing,\u201d the second is \u201cThe Sin of No Proof\u201d\u2014\u201can environmental claim that cannot be substantiated.\u201d A decade ago, a landmark study by the New Buildings Institute found that even LEED Platinum buildings often consume far more energy than designers anticipated. This is why the industry is putting more emphasis on both modeled and measured performance. The U.S. Green Building Council\u2019s\u00a0\u201cDynamic Plaque,\u201d for example, is intended to track building stats in real time, and last year the AIA Committee on the Environment<\/a> reframed its Top Ten Measures of Sustainable Design to encourage POEs and provide proof in actual performance data.<\/p>\n

Still, even when they have the time and money, many architects avoid POEs for fear of uncovering problems. \u201cEvery project we\u2019ve looked at, we\u2019ve found something wrong,\u201d says Smith. \u201cAs my mom used to say, \u2018If you look behind the refrigerator, you\u2019ll be compelled to clean it.\u2019\u201d However, Lehrer points out that studies often reveal positive stories that would not otherwise come to light: \u201cPeople can complain whenever they want, but a POE also can highlight what\u2019s working well. People never pick up the phone and say, \u2018The temperature is great in here!\u2019\u201d<\/p>\n

\"architecture
HKS’s Zev Yaroslavsky Family Support Center in Los Angeles. The building, which is 216,000 square feet and LEED Gold, uses 34% less energy than others of its size. 95% of occupants are stationed in close proximity to daylight. Courtesy Blake Marvin Photography<\/strong><\/figcaption><\/figure>\n
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POEs can also reveal feedback loops that the design process did not anticipate. When Payette looked at actual energy performance for its Milken Institute School of Public Health at the George Washington University, a 2017 AIA COTE Top Ten Award winner, the meters showed that consumption was 10 to 15 percent higher than predicted. Was the equipment not working? \u201cThe biggest thing was actually that there were more people in the space than expected,\u201d says Love. \u201cPeople loved the project so much, they were there more often. When we adjusted the model for higher occupancy, it fit perfectly.\u201d Occupant surveys revealed that 87 percent of respondents feel the building supports their health more than other campus buildings, citing stairs and natural light as the primary reasons.<\/p>\n

Beyond simple surveys, Payette often conducts what Love calls \u201cshadow studies\u201d\u2014following users closely to see how they behave. This gives the architects a better understanding of the psychosocial aspects of buildings: \u201cEven though we provide the recommended set points for thermal comfort,\u201d she explains, \u201cpeople often are colder than we thought they would be.\u00a0We think of comfort as the temperature on the thermostat, but there are many factors influencing perceived comfort.\u201d A high-tech approach to studying user habits is real-time location systems (RTLS), which employ tracking sensors on moving targets (like staff and mobile equipment) to monitor activity. With various clients, the health-care practice at the design firm CallisonRTKL<\/a> has used RTLS to reduce space needs by a third, labor costs by $100,000, and construction costs by up to $5 million.<\/p>\n

In the quest to understand how their buildings behave, other architects are deploying and developing new tools and techniques. Building scientists, now common at larger firms, typically keep a kit of devices to measure temperature, humidity, light levels, air quality, and sound. KieranTimberlake<\/a>, for instance, has tinkered with wireless multivalent sensors (Pointelist) and the just-launched Roast, a cloud-based, user-friendly POE application. \u201cWe need basic, simple tools to do this kind of work,\u201d says Billie Faircloth, a partner at KieranTimberlake and its director of research. \u201cThere are a number of gaps in the industry, but we can make the protocols easier, more accessible, less confusing, less specialized.\u201d The firm is using its own office as a guinea pig to refine performance continually after occupation. \u201cOur bodies get checkups,\u201d Stephen Kieran told Metropolis<\/em> in 2016. \u201cSo should our buildings.\u201d<\/p>\n

As continuous performance evaluation becomes integrated into spaces, buildings could soon adapt automatically to shifting user needs. Technology already exists to judge mood by monitoring facial expressions and eye movement. Will near-future architecture continually adjust light levels, temperature, airflow, and white noise to ensure physical and emotional comfort? \u201cWe talk about static POEs that should happen one or two years after the building is occupied,\u201d muses Julie Hiromoto, a principal at HKS<\/a>. \u201cBut wouldn\u2019t a world of ongoing monitoring and continuous improvement be so cool?\u201d<\/p>\n

You may also enjoy “15 Products for Designing Sustainable, Healthy Buildings and Interiors<\/a>.”
\n<\/em><\/p>\n

Would you like to comment on this article? Send your thoughts to: comments@metropolismag.com<\/em><\/p>\n","protected":false},"excerpt":{"rendered":"

While costly, a post-occupancy evaluation (POE) can reveal a wealth of information. Furthermore, new technologies are helping architects track building performance like never before.<\/p>\n","protected":false},"author":351,"featured_media":26218,"menu_order":0,"template":"","meta":{"_acf_changed":false,"featured_image_focal_point":[],"legacy_WP_ID":null},"tags":[],"metro_tax_domain":[],"metro_tax_topic":[13,14,19],"metro_tax_program":[],"metro_issue":[],"metro_cat_viewpoint":[],"internal_flag":[],"acf":[],"yoast_head":"\nGoing Beyond the Punchlist: Why Architects Should Embrace Post-Occupancy Evaluations - Metropolis<\/title>\n<meta name=\"description\" content=\"While costly, a post-occupancy evaluation (POE) can reveal a wealth of information. 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