Results of Trammel Crow Fluorescent Lamp Recycling Case Study

In January 2005, Trammell Crow Company began an initiative to recycle fluorescent lamps throughout the MidAtlantic Division, which constitutes over 270 properties located in Maryland, Washington DC and Virginia and totaling over 22,000,000 square feet of office, retail, warehouse and light industrial uses.

It was important to identify and retain professional advisory services to provide regulatory guidance for each state involved, and possesses the capacity to source different program options for properties of various uses. The type and current use for each property was the most significant factor in determining an efficient recycling program. Esquire Environmental Services, Inc. rkincaid@esqenvironmental.com (Federal EIN: 73-1668101) was selected due to their ability to offer both environmental regulatory consulting services and recycling solutions and programs.

All treatment and recycling protocols are managed through EPA approved, licensed and permitted facilities. These facilities directly provide customers with all necessary certifications to document compliance.

Recycling Programs

As different properties and programs were under review, two specific methods emerged and were utilized as the most cost-effective means for recycling and disposal of fluorescent lamps in office buildings. The information below is based upon a benchmark of single or multiple building units totaling 300,000 square feet:

• Option 1: On-site Bulb Eater® machines with a disposal program
• Option 2: Collection boxes with pick-up and disposal by a recycling depot

Option 1:
The first option involves the purchase of a Bulb Eater® machine mounted on a disposal drum, and placed in a central location to service one or more buildings. The drums hold approximately 700 pounds of spent material each which are disposed of twice a year. The Bulb Eater® machine costs $2,750.00 and the disposal cost is $290.00 per drum, or $580.00 per year.

Option 2:
The second option is a collection program sponsored by a licensed and permitted recycling depot that provides boxes that hold approximately 70 pounds of lamps each which are shipped to the depot when full. The cost is approximately $70.00 per box for shipping and disposal with an annual total of 20 boxes per year, or $1,400.00 disposal cost per year.

Both options dispose of approximately 1,400 pounds of fluorescent lamps per year, per 300,000 square feet, or 214 square feet per pound. The disposal cost for option 1 is: $0.41 per pound (minus the crusher machine), and option 2 is: $1.00 per pound. The difference is due to packaging and shipping costs for the box program. The cost of the crusher machine in option 1 may be amortized over a useful life of 5 years, increasing the expense to $0.81 per pound.

Expense Profile

The profile is based upon an office building benchmark of 300,000 square feet, with a total annual operating expense budget of sixteen dollars ($16.00) per square foot, and representing an annual waste management expense component of ten cents ($0.10) per square foot.

Expenses on an annual basis :

• The Bulb Eater® program cost with an amortized machine expense is $1,130.00 per year, or approximately three-tenths of one cent ($0.0037) per square foot, representing a 3.7 percent increase in waste management operating expenses, or a .00023 percent increase in total operating expenses
• The box program cost is $1,400.00 per year, or approximately four-tenths of one cent ($0.0046) per square foot, representing a 4.6 percent increase in waste management operating expenses, or a .00029 percent increase in total operating expenses

Benefits

• Municipal landfill disposal fees are approximately $55.00 per ton. Based upon a twelve month trend of lamp recycling, this represents approximately 1,400 pounds for a 300,000 square foot property, or $38.50 saved in annual disposal fees
• Reduction of risk and liability associated with improper disposal. Fines could be as much as $32,000.00 per occurrence
• The reduction of mercury disposed in our nations landfills
• Opportunities to participate in EPA sponsored programs to improve operations. The National Partnership for Environmental Priorities (NPEP) Program has many benefits. Along with positive market exposure is access to a database of technical information and resources. Further details of NPEP program benefits can be found at http://www.epa.gov/epaoswer/hazwaste/minimize/benefits.htm. Listings for regional and state partnership and award programs for each state can be found at http://www.epa.gov/epaoswer/hazwaste/minimize/otherprograms.htm.

Summary

The integration of fluorescent lamp recycling with standard waste management practices for commercial real estate have produced a minimal cost impact to overall property operating expenses, and is partially offset by a reduction in municipal landfill disposal fees.

A fluorescent lamp recycling program will impact the average property operating expense budget by less than one-tenth of one percent. Depending upon the facility size, type and/or use, a higher economy of scale may be achieved by supporting more square footage with each bulb crushing machine or collection box program. Depending upon facility location, other forms of recycling programs for fluorescent lamps may also be identified as available and more cost effective.

Mark Aaron Polhemus Sr.
Vice President and Director of Engineering
Trammell Crow Company
Washington DC