A lighting retrofit at the “eco-luxury” Meriwether high-rise condominium complex proves that there’s always room for energy-efficiency improvements, even in new buildings — and that energy projects are good investments.

Going even greener
The Meriwether, built just a few years ago in Portland’s South Waterfront neighborhood, is one of the few residential high-rise projects constructed to LEED Gold standards. That means it’s already highly energy efficient. But with a simple hallway lighting retrofit and two more projects in the queue, electricity costs are expected to drop by more than 25 percent.

LEDs boost savings
“In reviewing systems periodically, we always look for ways to economize,” explains David Berg, Building Maintenance Coordinator for Community Management Inc, the company that manages the high-rise for the Meriwether’s Condominium Owners Association. “MPD Systems, the electrical contractor we work with, is focused on green energy and solar options. They brought this new LED lighting option to our attention.”

The project, completed at the end of 2009, involved switching out halogen down lights in the hallways for new, highly-efficient LED lighting.

“The LED lighting technology for this application has improved, and now it’s a ‘warmer’ light. The LED dual-pin lights plugged right into the existing fixtures,” Berg explains.

Project costs totaled $14,222 but were trimmed to $8,279 — about $1,300 less than the annual estimated energy savings — thanks in part to an Energy Trust cash incentive. The Oregon Business Energy Tax Credit — or BETC — program also helped to make the project financially feasible. However, since the Meriwether’s condominium owners association is a nonprofit and has no tax liability, it used the pass-through option rather than a standard tax credit.

More efficiency on the way
Now, Berg and his team are heading for the stairs.

“High-rise buildings have a lot of stairs, and no one is in the stairwells 99 percent of time. We looked at turning off the lights completely and installing occupancy sensors, but there would be a large upfront cost,” Berg says. “Instead, we are going to change the ballasts and install high-efficiency, 25-watt lights.”

Next on the project “to-do” list are super high-efficiency T5 lamps and ballasts for the parking garage.

The stairwell lighting changes are expected to save 74,500 kWh or about $5,260 annually. Project costs of $21,850 will be reduced to $8,631 through Energy Trust incentives and the BETC pass-through option, with a 1.6-year payback.

In addition to energy savings, all three lighting projects use longer-lasting lamps, which will save significantly on labor costs as well as approximately $3,000 to $4,000 annually on replacement lamps.

• LED lighting in hallways

• 122,859 kilowatt-hours annually, or about $10,565 a year*

• Project cost: $14,222
• Energy Trust of Oregon cash incentives and BETC tax credits via Oregon’s pass-through option: $5,943
• Net project cost: $8,279

• Payback in less than one year
• Warm, inviting and super-efficient lighting
• Reduced maintenance
• Annual savings on energy, labor and lamp replacements