7101 Wisconsin Ave. Energy Efficiency Study
- A commercial building energy retrofit with immediate payback and lasting benefits
Overview
A 13-story mixed-use commercial office building at 7101 Wisconsin Avenue in Bethesda, MD, managed by Donohoe Commercial Real Estate, was facing rising operational costs and outdated infrastructure. Originally constructed in 1975, the building’s systems were no longer meeting modern performance expectations or tenant comfort standards.
Recognizing these challenges, Donohoe partnered with Spectrum Energy LLC, alongside Complete Building Services (CBS), to identify and implement impactful energy improvements.
The Challenge
- Rising energy costs
- Tenant comfort importance
- Building Energy Performance Standards (BEPS compliance deadline)
About the Client
Founded in 1884, Donohoe is the oldest family-owned full-service commercial real estate firm in D.C., managing millions of square feet in the Mid-Atlantic region.
Details:
22% Energy Cost Reduction
$121,000 Saved Annually
BEPS-Compliant
Key Results
- 1.25M kWh Saved Annually
- $121,000 Annual Cost Savings
- 213% Total ROI with Incentives
- 16% Lower than BEPS Target
Project Approach
Phase 1: Infrastructure Optimization
- New Building Automation System
- Installed Variable Frequency Drives on Main CW Loop Pumps
- Pump Controls & Boiler Optimization
- Demand Control Ventilation
Phase 2: Smart Controls & Lighting
- 372 Smart Thermostats with CO₂/Humidity Sensors
- Upgraded LED Lighting in Common Areas
The investment in Building Automation System and Thermostat upgrades was an obvious choice from the start given that most project expenses were covered by incentives, grants, and tax credits.
The reduction in energy expenses exceeded projections so that the ROI was almost instant, and the resulting improvement in building operations and the enhanced tenant experience left no doubt this was the right decision.”
Scott Csernecky
Assistant Vice President, Donohoe Commercial Real Estate
Results & Funding
At the heart of this project was Spectrum Energy’s proprietary LEAP™ Program (Leadership + Efficiency + Analysis = Profit). This framework guided all phases, from identifying the highest-impact efficiency upgrades to securing funding and verifying results.
$121,000 in Verified Annual Savings
Lower monthly utility bills started immediately after implementation, improving cash flow and significantly reducing operating expenses.
22% Direct ROI
Even without incentives, the numbers made sense.
1.25M kWh Saved / Year
These substantial savings translated to lower Energy Use Intensity (EUI) and helped meet future energy performance regulations.
213% Total ROI with Incentives
Smart funding strategy turned this project into a financial win.
Funding Sources Secured
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