SUSTAINABILITY ENERGY+
SUSTAINABILITY IS THE NEW STANDARD
Leadership perspectives on navigating change, compliance, and carbon goals.
MacDonald-Miller sourced insights from knowledgeable facilities and sustainability professionals across industries in the PNW region to understand how organizations are approaching building performance and sustainability practices.
We explored motivations behind emissions-based initiatives, methods to track these efforts, and predictions for the future. This inside look summarizes crucial understanding for any organization seeking to navigate compliance, reduce environmental impact, and build lasting value.
Sustainability Now Core Business
Our conversations revealed sustainability is becoming a core business imperative, fueled by diverse internal and external pressures ranging from operational efficiency to regulatory compliance and stakeholder needs to climate action goals.
SUSTAINABILITY is increasingly vital for long-term success and value creation. Client, tenant, and employee needs, alongside investor interest in lower carbon footprints and green energy are driving this shift. The emphasis is on resilience over simple cost reduction.
MAINTENANCE is recognized for its importance in achieving energy efficiency and sustainability. Proper upkeep of existing building systems and equipment offer significant energy and carbon savings, highlighting the key role of service professionals.
EXTERNAL PRESSURES AND INTERNAL OBJECTIVES are fueling the adoption of sustainable practices. This includes both proactive preparation of climate action plans and compliance with evolving regulations for cleaner operations. Organizations are actively pursuing sustainable energy transitions and outdated system upgrades. (CONTINUED ON NEXT PAGE)
“ We think sustainability is equivalent to survivability. We want to be proactive, stay ahead of the curve. It matters to our clients and their tenants. It’s really about resiliency. I think that’s the conversation that we’re having with clients now.
EMILY ENGLISH SUSTAINABILITY DIRECTOR, BNBUILDERS
19 years ago, I joined MacDonald-Miller Facility Solutions (MMFS) as a Construction Project Manager—today, I’m honored to step into the role of CEO. I want to thank outgoing CEO, Gus Simonds, our visionary leadership team, and every MacMillian who’s helped shape our 60-year legacy.
At MMFS, our mission to make buildings work better continues to evolve. We’re not content to follow, we lead. Our proactive, “go first” mindset helps us navigate complex challenges every day, and this is especially true when it comes to tackling sustainability.
We know there’s no one-size-fits-all solution in our business and sustainability is no exception. That’s why we lead with ingenuity, creativity, clear communication, and a spirit of partnership to tailor the right approach for every challenge. There’s no “easy button” when it comes to reducing environmental impact. It requires actively seeking out new solutions, adopting emerging tools and technologies, and pushing the boundaries of what’s possible. And just as important—we endeavor to inspire and influence our industry partners to raise the bar alongside us.
This approach fuels everything we do—including our commitment to sustainability. Through initiatives like The Climate Pledge and MEP 2040, we’re working toward net-zero emissions by 2040—not just in our own facilities, but across every project we touch.
I’m proud of the collaboration, innovation, and continuous improvement I see every day at MMFS. As we look ahead, I’m excited to work alongside our incredible team, partners and customers to shape a more sustainable, efficient future—one Pacific Northwest project at a time.
Sincerely,
Measuring Sustainability’s Value
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Our research in the region found that increasing adoption and utilization of data and technology was a theme, with organizations growing more sophisticated in means of measurement but also in how that information is acted upon.
ORGANIZATIONS are starting to integrate carbon impact into their evaluations and decision-making. This involves estimating carbon emissions alongside costs, tracking carbon throughout material lifecycles, and establishing company-wide carbon management and waste reduction standards.
DATA AND TECHNOLOGY are becoming essential for monitoring and enhancing energy and sustainability performance. This includes implementing smart meters for real-time consumption tracking, integrating utility and maintenance data for actionable insight, and using diagnostic reports to identify building system inefficiencies and make operational adjustments.
VARIOUS METHODS, including financial incentives and reduced operating expenses through proactive adjustments, are being considered as sustainability value measures. These range from pursuing tax benefits tied to energy targets to fine-tuning building operations for minimal viable energy use while maintaining service. (CONTINUED
“In 2018, Smart Buildings customers mostly wanted comfortable spaces and to avoid unplanned downtime. Now, with the market is leaning into sustainability, quickly relating operations activities to carbon reduction is simplifying our customers lives and progress to carbon commitments.
REED POWELL, OPERATIONS MANAGER, MMFS
Rory Olson, CEO, MacDonald-Miller Facility Solutions
The Road Ahead: Next 5-10 Years
Looking ahead, interviewees felt the need to prepare for continually evolving sustainability practices, which likely mean fundamental transformations of operations while fostering a more collaborative, innovative approach to overcoming challenges.
ENERGY AND COMPLIANCE REGULATIONS are broadening to encompass more commercial buildings. This will necessitate adopting efficient energy management technologies and strategies even in smaller facilities, potentially leading to significant financial repercussions for non-compliance. HVAC service is predicted to assume a more strategic and advisory role in assisting clients with these regulations.
SIGNIFICANT SHIFTS are planned across all levels of organizations to advance sustainability goals. This includes transitioning to hybrid and electric vehicle fleets, consolidating physical presence for more environmental impact control, and even redesigning landscaping for reduced water usage and maintenance.
COLLABORATION, INNOVATION, and sharing experiences will be crucial for collective sustainability progress across industries. There is a recognized need to move beyond standard practices, experiment with new approaches, and share both successes and failures to accelerate learning and advance sustainability collectively.
“The maintenance role gets overlooked in the energy management and sustainability conversation all too often. There’s tremendous opportunity there to reprioritize maintenance of existing equipment in terms of energy spend and sustainability.”
JAMES DONAHUE, DIRECTOR OF PARTNER SUCCESS, CLOCKWORKS
BPS IN THE PNW
THE BIG PICTURE:
Building Performance Standards (BPS) are emerging nationwide as a key strategy for decarbonizing the built environment, which accounts for 35 percent of U.S. carbon gas emissions and an estimated $190B in energy spend. These standards require existing buildings to meet specific energy or emissions targets over time—shifting from voluntary energy performance tracking to mandatory compliance.
WHY IT MATTERS
With buildings playing such a major role in climate change, BPS policies are seen as regulators’ essential lever to encourage state and federal climate goals. Oregon and Washington are often cited as leaders—both implementing strong policies with similar structures but some nuanced differences.
WHAT’S NEXT
As more states evaluate BPS legislation, Oregon and Washington’s models will likely serve as blueprints. The success of these programs hinges on strong support systems, clear metrics, and equitable implementation, especially for historically underserved buildings and communities.
THE BASICS
BPS Collaboration: Oregon vs. Washington
The MacMiller Climate Pledge:
LEADING THE CHARGE, FINDING SOLUTIONS
MacDonald-Miller is turning its own buildings and processes into Climate Pledge proving grounds, enduring complexities and challenges firsthand to deliver clear, effective solutions toward a sustainable future.
In 2023, MacDonald-Miller Facility Solutions (MMFS) were among the first adopters across all industries to sign both The Climate Pledge and MEP 2040, committing to net-zero carbon by 2040 in both company operations and projects. This ambitious goal is central to MMFS’s operations, aiming to inspire partners and clients along the way.
“Our commitment to leading the industry starts with our vision to demonstrate that every project has a path to a carbon-neutral outcome. We can be the example to show that it is possible and worth it.”
REAGAN PERRY, PRESIDENT OF CONSTRUCTION, MMFS
To the team at MMFS, the buildings they occupy throughout Washington and Oregon are more than just structures—they serve as living labs. These are real-world environments where emerging technologies, processes, and design strategies are actively tested and refined under the everyday pressures of occupancy. Unlike traditional labs, MMFS’s philosophy to approach each regional office and warehouse as a testing platform makes learning immediate, relevant, and rooted in reality.
“We occupy 13 buildings across the Pacific Northwest,” says Marisa Zylkowski, Director of Sustainable Design. “That gives us a unique opportunity to experiment directly with technologies like smart building services and IoT (Internet of Things) sub-metering in real time.” These living labs don’t just test theories, they generate actionable data to inform ideal performance for both MMFS and the customers it serves.
This hands-on approach is complemented by what Zylkowski and her sustainable design engineering team refer to as design lenses— a philosophy that integrates sustainability, cost, code compliance, aesthetics, and long-term maintenance into every project from day one. “When you apply sustainability lenses to a problem you’re learning about what matters to the owner and the team at large. Goal setting from the beginning can go a long way. We ask: What matters to you? Are we being good stewards of our environment, and designing for better air and water quality, for now and for the future?”
Integration is key. It requires early alignment across various disciplines and project teams. When everyone shares the same vision—from engineers to contractors to clients—design choices become more intentional, systems more resilient, and outcomes more aligned with long-term values. (CONTINUED ON NEXT PAGE)
Marisa Zylkowski, Tommy Ruggles, and Kara Nichols in a sustainable design engineering team meeting.
Benchmarking for Better Decisions
Benchmarking helps to understand a building’s baseline energy use and carbon emissions and then, guide improvements. It’s crucial for compliance with Building Performance Standards, including Washington’s Clean Buildings, Seattle’s Building Emissions Performance Standard (BEPS) and Oregon’s Building Performance Standards. But the Climate Pledge requires an even deeper level of data, especially across the three scopes of greenhouse gas emissions.
Improvement Through Reduction: REUSABLE AIR
While MacDonald-Miller Facility Solutions (MMFS) is making progress testing and adopting new technologies—they’re also exploring simple changes to existing practices.
SCOPE 1
Direct emissions from natural gas in buildings and vehicle fleet fuel
SCOPE 2
Indirect emissions from purchased electricity for buildings
SCOPE 3
Emissions from supply chain, purchased capital goods, and other indirect sources
“We have many answers to how we’re going to get to net zero for Scope 1 and 2—including making our offices more energy efficient,” says Zylkowski. But that requires more granular data—something the Smart Building Services team is actively working on.
“We’re always looking for new technologies,” says Seth Ferrara, Program Manager, Smart Building Services. For example, MMFS is exploring how to leverage new, connected submetering technologies at leased spaces, a cost-effective and noninvasive way to obtain real-time detailed energy data. It helps identify energy waste, optimize costs, and inform energy-saving decisions, making it especially helpful for tenants committed to hitting specific sustainability measures or owners preparing for building-wide regulatory compliance. (CONTINUED ON NEXT PAGE)
That’s what all the legislation is about—information. The ability to measure data anytime, anywhere is crucial, especially when working toward climate goals.
SETH FERRARA, PROGRAM MANAGER, SMART BUILDING SERVICES, MMFS
One example is attempting to reduce reliance on the single-use HVAC air filters MMFS routinely replaces on behalf of its customers. “If you go to any of our zone service offices, air filters take up the most space,” says Travis Eshpeter, President of Building Services. “And currently, the only recyclable part is the cardboard box.”
Reusable filters provide the same performance as traditional, industry standard filters while being environmentally friendly. This change cuts down both physical and transportation waste while making logistical processes more efficient. Instead of continually transporting new filters and disposing of old ones, reusable filters can be washed on-site and reinstalled.
Now, MMFS is testing washable, reusable air filters via pilot programs in their facilities to track performance and return on investment (ROI) before recommending them to clients.
Reusable filters offer clear financial and operational benefits by reducing the need for extensive storage and frequent product turnover. This efficiency translates into cost savings and aligns with sustainable business practices. MMFS’s leadership in this area provides a compelling model for companies aiming to balance operational needs with environmental responsibility.
“We want to provide accurate data to our clients so they can make informed decisions that benefit tenants and the environment,” says Eshpeter. “It’s all about living up to our pledge and showing our clients we’re in this together.”
THE IMPACT OF DECARBONIZATION EFFORTS
Decarbonization Emission Projections by 2040
CLIMATE PLEDGE CONTINUED FROM PREVIOUS PAGE
Scope
3 and Getting a Grip on the Bigger Picture
Scope 3 of the Climate Pledge is particularly challenging because it encompasses emissions up and down a signatory’s value chain. A big focus for MMFS in the coming years is partnering with manufacturers and vendors to advocate for reduced emissions throughout their own supply chains. One way to do this is to publish known data about a product or material through Environmental Product Declarations (EPDs) which quantify impacts of products across their entire lifecycle.
Carbon emissions from capital goods (emissions associated with manufacturing of HVAC equipment, filters, sheet metal and pipe, for example) equate to nearly 65% of MMFS total corporate greenhouse gas emissions. With only one of MMFS’s top 30 current vendors (by spend) sharing a climate commitment, this means collaborating across companies—and sometimes with competitors —to influence the shared supply chain.
Zylkowski believes addressing assumptions and unknowns surrounding Scope 3 can lead to meaningful progress, “Commitments such
as the Climate Pledge can really help hold companies accountable and encourage them to talk about solutions.”
MMFS hopes to elevate sustainability standards across the industry by working collaboratively with vendors. These efforts show that even large-scale climate goals are achievable with collaboration, innovation, and determination.
“We’re moving forward and exploring every solution we can. Scope 3 represents a significant challenge that depends on an entire network of folks in an industry. We know tackling Scope 3 is all about how we communicate, partner and work together,” says Zylkowski.
The push for carbon neutrality requires broad buy-in across departments and partners, from sustainable design to fleet logistics and beyond. MMFS teams remain dedicated, curious, and committed to innovation—all to build a healthier planet and a more sustainable industry.
SCENARIO
BUILDING A ZERO-EMISSION FLEET
Another major initiative: converting MacDonald-Miller Facility Solutions’ (MMFS) over 800 vehicle fleet from Internal Combustion Engine (ICE) to zero emission vehicles. Though heavy-duty, zero emissions commercial vehicles remain limited, Meghan Marquardt, Logistics and Fleet Manager explains EVs are currently the best option and represent 10% of the MMFS fleet.
“The goal is to get to zero emissions. It’s 2025. We have till 2040. We have 15 years of science and a push within technology to be able to advance. Right now, it’s a steppingstone to get as far as we can with the current technology and infrastructure. But if there’s a way for us to cut emissions in half, if not more, we’re going to find that way.”
Testing new EV models is essential before full commercial deployment. The fleet team weighs factors like cost-efficiency, technician needs, available charging infrastructure, and driving range. Marquardt says, “We have a great relationship with GM and so they have provided vehicles before purchase to be able to test.” MMFS has even been highlighted by GM for Chevy Silverado EV “upfits”aftermarket additions like racks and canopy storage which help the vehicle meet the service requirements of the fleet.
The introduction of new EV models to the MMFS fleet is only the beginning. The transition involves infrastructure improvements and innovation, but she’s confident the company will hit its Scope 1 target by 2040. As Meghan aptly puts it, progress is about “percent by percent change” guided by available infrastructure and emerging technologies. The journey toward a sustainable fleet is as much about today’s creativity and flexibility as it is about tomorrow’s innovation.
The journey toward a sustainable fleet is as much about today’s creativity and flexibility as it is about tomorrow’s innovation.
Meghan Marquardt, Logistics and Fleet Manager, poses with two of the MMFS EV fleet.
The Evolution of Sustainability
For MacDonald-Miller, sustainable design means optimizing traditional metrics like energy and emissions and all while prioritizing employee and visitor health. To demonstrate our commitment and measure our advancements in this space, we are pursuing Fitwel certification for our SeaTac headquarters, West Portland, and Spokane offices, with a goal of achievement by the end of 2026. Fitwel focuses on occupant well-being through implementation of active design strategies and measurable operational changes.
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