10 Low-Cost Sustainability Upgrades for Commercial Buildings

A practical starter guide for property managers looking to make an impact without breaking the bank

Improving a building’s sustainability doesn’t always require a large capital budget. Many impactful upgrades are low-cost, quick to implement, and deliver measurable results. Whether you manage an office, retail, or mixed-use property, small operational upgrades can make a real difference in reducing energy and water use, lowering operating costs, and supporting your ESG goals.

This guide outlines 10 low-cost upgrades that are practical, proven, and scalable. But first, every good plan starts with a clear understanding of your building’s current performance.

Start Here:

3 Assessments Every Building Should Complete

1. Energy Audit

An energy audit shows where your building uses energy and where it's being wasted. Even a basic audit can highlight inefficient lighting, poor control sequences, and HVAC issues. ASHRAE Level 1 audits provide a high-level overview of opportunities, while ASHRAE Level 2 audits dive deeper, analyzing systems and identifying cost-effective upgrades. Use the results to identify energy-saving opportunities and build a prioritized action plan. Look for utility-funded audit programs to reduce upfront costs.

2. Water Assessment

A water assessment helps identify leaks, overuse, and inefficient fixtures. It's especially valuable in older buildings or those with landscaped areas. Focus on fixture flow rates, irrigation schedules, and hidden usage like cooling towers. This is key to targeting water-saving upgrades like aerators and timers.

3. Waste and Recycling Audit

Many recycling programs underperform due to poor signage or tenant confusion. A basic waste audit reveals what’s being thrown out, where sorting breaks down, and what changes would improve diversion. Introduce organics recycling where available, and develop a tenant-facing sustainability guide along with updated signage. Conduct audits regularly to track progress and identify gaps.

Low-Cost Sustainability Upgrades for Commercial Buildings to Implement Based on Your Assessments

1. Switch to LED Lighting

   
   

Most energy audits highlight lighting as one of the most cost-effective areas for improvement. Replacing outdated T5 or T8 fluorescent tubes with LEDs can cut lighting energy use by up to 75% while reducing maintenance costs and improving fixture lifespan.

Beyond energy savings, LED lighting improves light quality, especially in areas like stairwells, underground garages, and exterior walkways—spaces where tenants often associate bright, consistent lighting with comfort and safety. This makes it a dual-benefit upgrade: better performance and enhanced tenant perception.

For maximum impact, pair your retrofit with motion sensors and daylight harvesting systems in common areas. Check for rebate programs through your utility provider to help with upfront costs.

2. Install Smart Thermostats

   
   

Smart thermostats offer more than just programmable temperature control—they give property teams a clearer picture of how and when spaces are being used. In smaller tenant suites or common areas without centralized automation, these devices can self-adjust based on occupancy or external temperature patterns, helping avoid unnecessary heating and cooling.

In buildings with a Building Automation System (BAS), smart thermostats and sensors can integrate with the central controls. Leveraging BAS functionality allows you to:

• Monitor and adjust HVAC performance in real-time

• Set seasonal or daily schedules by zone

• Receive alerts when conditions fall outside of expected ranges

Integrating tenant-facing thermostats into your BAS can also help you maintain building-wide consistency while providing local control.

3. Add Occupancy Sensors in Low Traffic Areas

   
   

Sensors automatically shut off lights or reduce HVAC airflow when spaces like washrooms, meeting rooms, or storage closets are unoccupied. Choose dual-technology sensors (infrared + ultrasonic) for greater reliability, especially in irregularly shaped or partially enclosed spaces.

This simple upgrade saves energy while extending the lifespan of lighting and ventilation equipment—without affecting tenant comfort.

4. Install Faucet Aerators and Low-Flow Fixtures

   
   

A basic water assessment often reveals older fixtures using more water than necessary. Install aerators rated at 1.0 gpm or less and dual-flush toilets to cut usage significantly. In washrooms with high foot traffic, touchless faucets and urinals improve hygiene and reduce water waste.

These upgrades are particularly important in large commercial washrooms or buildings with older plumbing infrastructure, where even small changes can result in noticeable reductions on your utility bill.

5. Optimize HVAC Scheduling

   
   

Many buildings overrun their HVAC systems. In addition to refining system timers and seasonally adjusting setpoints, periodically request updated HVAC hour requirements from tenants. Not all tenants work 9 to 5—and customizing based on real occupancy avoids unnecessary system runtime.

If your building has a BAS, use it to align HVAC delivery more precisely with tenant needs. For non-automated buildings, even basic programmable thermostats can be adjusted based on tenant feedback. Coordinate with your BAS technician or HVAC contractor for best results.

6. Launch or Improve Recycling Program

   
   

Start with a waste audit to understand how well your current program is performing. Then, take action:

• Standardize bin types and colors across tenant spaces and common areas

• Update signage using clear visuals and multiple languages where needed

• Introduce an organics stream if your municipality supports it

• Create a simple Tenant Sustainability Guide outlining how to sort waste correctly

Regular waste audits—done annually or biannually—can reveal new improvement opportunities. These steps not only increase diversion but also make compliance easier for tenants. Educate tenants with short campaigns and reminders.

7. Improve Green Cleaning Practices

   
   

A strong green cleaning program is about consistency and verification. Ensure that your contractor’s scope of work and service agreement includes:

• Use of certified green products (EcoLogo, Green Seal)

• Microfibre cloths and mops to reduce chemical and water use

• Proper product dilution procedures

• Waste-conscious supply practices (refillable bottles, bulk containers)

  
  

These expectations should be detailed in your janitorial services contract and regularly reviewed during performance meetings.

8. Educate and Engage Tenants

   
   

Tenant behavior can significantly influence your building’s energy and waste performance. Use simple engagement tools to promote sustainable choices:

• Post visuals near waste stations and light switches

• Create a quarterly “Sustainability Snapshot” with data on energy, water, and waste

• Host occasional lunch-and-learns or pop-up events to promote awareness

  
  

Consider building sustainability expectations into your tenant welcome package or green leasing clauses. This way, expectations are set early and supported consistently. Make it visual, simple, and actionable.

9. Install EV-Ready Conduit

   
   

If you’re renovating or repaving, pre-wire for EV charging. It’s low-cost now and avoids disruption and higher costs later. Even if you’re not ready to install chargers, showing readiness can boost leasing appeal.

10. Track and Share Progress

    
    

Set up a basic reporting system. Track utility data monthly, visualize it, and share it with your team or tenants. Use dashboards, posters, or email updates to celebrate milestones and keep momentum.

Why These Upgrades Matter

These upgrades are more than operational tweaks—they contribute directly to broader goals like ENERGY STAR certification, BOMA BEST compliance, or LEED prerequisites. They also demonstrate leadership, improve your building's environmental profile, and support tenant retention by aligning with corporate sustainability values.

With increasing pressure from regulations, tenants, and investors, property managers who take early, strategic action are better positioned to respond—and lead. Low-cost upgrades often lay the groundwork for deeper capital planning, making them a smart starting point for any property sustainability strategy.