This article first appeared in City & Country, The Edge Malaysia Weekly on July 29, 2024 - August 4, 2024

Upon entering Menara KWSP at Kwasa Damansara, one will be greeted by the naturally lit open spaces of the grand lobby, thanks to the many glass panels adorning the façade of the building. Coupled with a large green wall of low-maintenance moss plants at the main concierge, the new KWSP headquarters is a refreshing and welcoming change from its previous one on Jalan Raja Laut, Kuala Lumpur.

Completed in June 2022, the GreenRE Platinum-certified building is now a key landmark in the upcoming 2,620-acre township of Kwasa Damansara — one of the last parcels of prime land in Selangor. It has two 12-storey towers, each with a total net lettable area of 477,158 sq ft on a 5.2-acre plot. It is easily accessible via the Damansara-Shah Alam Elevated Expressway (DASH) and within walking distance of the Kwasa Sentral and Kwasa Damansara MRT stations.

Built with the aim of maintaining a balance between aesthetics and function, Menara KWSP is set to provide a soothing and welcoming environment for both staff and KWSP members, according to KWSP head of property management Abdul Kharis Shaharudin.

“I liken it to the psychological effect of moving to a new building or home. People expect it to be in superb condition and, thus, the expectation is there. We want to offer a new and lively experience for all occupants of the building,” says Abdul Kharis, noting that it is the result of a joint effort between the building owner, Kwasa Utama Sdn Bhd (KUSB) and the property manager, Knight Frank Property Management Sdn Bhd (KFPM). KUSB is a wholly-owned subsidiary of Kwasa Land Sdn Bhd, which in turn is a wholly-owned subsidiary of KWSP.

According to KUSB project director Mohd Zanaim Serju, the smart building concept for Menara KWSP was first mooted in 2016 during its early design stage. “Few buildings had smart features back then. Like Abdul Kharis said, there are expectations for a better and new environment and, so, we have decided to incorporate these features into the new headquarters.”

This effort has been instrumental to Menara KWSP’s success, hence it is being awarded Gold for the Below 10 Years — Non-strata Office category at The Edge Malaysia Best Managed & Sustainable Property Awards 2024.

KFPM managing director Kuruvilla Abraham notes that as it is designed and built with sustainability in mind, Menara KWSP has many green features incorporated from its conception, with the main focus being energy savings.

He says the building uses green concrete for its construction and the façade has low-emissivity glass panels that allow sunlight to enter but also reflect heat.

“On top of that, it has solar panels that contribute about 10% in energy savings monthly. The lights are motion-activated as well. We deployed a high-tech building management system (BMS) and smart building system (SBS) to assist in controlling the air-conditioning and ventilation systems, lighting, booking of facilities, car park management, security and complaints,” Kuruvilla says.

“The environmentally friendly design of Menara KWSP follows Malaysian GreenRE requirements. Using low-emitting, sustainable materials and sophisticated energy-saving systems help reduce the building’s carbon footprint while enhancing occupants’ well-being and productivity.”

Citing a further example of green practices, he notes that only green cleaning products made of non-toxic, biodegradable formulations are allowed to be used for cleaning work in the building.

Managing a new high-tech, smart building comes with its own set of challenges, stemming largely from the complex systems and technologies integrated into the building’s infrastructure, notes Kuruvilla.

“Menara KWSP is incorporated with advanced systems such as BMS, SBS and Internet of Things (IoT) devices. Managing these technologies requires specialised knowledge and expertise to ensure they function optimally and integrate seamlessly with each other,” he says, adding that integrating these systems and ensuring their interoperability can be challenging.

“Signal transfer issues between different types of equipment within BMS and SBS sometimes arise, requiring careful planning and coordination to resolve. Thus, Menara KWSP requires regular maintenance and upkeep to ensure the proper functioning of its sophisticated systems. This includes routine inspections, software updates and troubleshooting of technical issues. It’s essential to have qualified personnel with the necessary skills to perform these tasks effectively.”

As such, KFPM provides its staff with ongoing training and education to keep them abreast of new technologies and best practices that are essential for efficient building management.

He points out that it can be a complex issue to strike a balance between energy savings, occupants’ comfort and operational needs. “While Menara KWSP offers opportunities for energy optimisation and sustainability through smart technologies, achieving optimal energy efficiency requires careful monitoring and management of energy consumption patterns,” he says.

Therefore, he reckons that it is crucial to ensure a positive user experience for occupants of Menara KWSP as this involves not only providing intuitive interfaces for controlling building systems but also addressing any issues or concerns promptly to enhance occupant satisfaction and productivity.

In addition, Menara KWSP is subject to regu­latory requirements and standards related to building codes, safety and environmental sustainability to maintain high sustainability points for GreenRE.

“Staying compliant with these regulations requires diligent monitoring and adherence to applicable laws and guidelines. We are fully aware of all the risks and challenges of managing Menara KWSP,” he says, adding that KFPM also leverages its experience in managing high-tech buildings worldwide.

Owing to the scale and complexity of operations, managing Menara KWSP requires meticulous financial management, Kuruvilla notes, adding that KFPM reviews the building expenditure budget at least once a year to ensure the expenses are within budget.

“For Menara KWSP, all expenses involve two layers of approval from KFPM and KUSB to ensure the expenses adhere to the budget and as specified in the service agreement between the owner and appointed vendors,” he explains.

KUSB has also empowered KFPM to employ a cloud-based property management software, known as HEVEA iViva, to centralise operations, maintenance and management that can be accessed via desktop or mobile applications.

Kuruvilla notes that not only can the team at Menara KWSP streamline complaint management processes by using the HEVEA iViva platform but they can also track performance metrics, analyse data, solicit feedback and continuously improve the quality of service delivery to tenants. “This proactive approach ensures that tenant concerns are addressed promptly, leading to higher satisfaction levels and a better overall tenant experience.”

The team at Menara KWSP plans to further improve energy savings and sustainability. Kuruvilla says all the equipment involved in the preventive maintenance systems is to be monitored closely to ensure it runs with high efficiency.

The team also aims to promote waste-recycling programmes, install water-saving faucets and implement water-efficient landscaping practices.

Besides planned and preventive maintenance, Menara KWSP also takes into consideration indoor air quality. Kuruvilla reckons that a proper building ventilation system can prevent harmful air pollutants from circulating and leading to potential health problems.

“Thus, KFPM works closely with the appointed air-conditioning contractor to ensure the air quality is within the specified limits according to the guidelines from the Department of Occupational Safety and Health,” he says, adding that the lessons learnt from the pandemic have shown that it is essential for the building owner and KFPM to further improve indoor air quality.

Meanwhile, the HEVEA iViva application is also integrated with toilet management in the SBS, Kuruvilla says. This allows for the system to closely monitor the carbon dioxide levels in each washroom via a dedicated tablet in each washroom.

Users can conveniently provide feedback on any issues by scanning the QR code displayed on the tablet. KFPM oversees the accurate recording of data and ensures that the settings for each operational system align with specified requirements.

Since October 2023, KPFM has upgraded the air filters in the entire development from MERV 13 to MERV 14, according to the guidance note issued by the Ministry of Health and Ministry of Human Resources in 2021, where it is advisable to consider air filters of MERV 13 or higher for buildings with centralised air-conditioning systems to minimise airborne virus transmission.

The MERV 14 non-washable filters offer a higher level of particle capture efficiency, particularly for smaller particles. The MERV 14 can capture particles as small as 0.3 microns, including fine dust, bacteria and viruses, according to Kuruvilla.

The property manager constantly monitors the filter conditions and airflow performance to ensure the occupants’ comfort is maintained at the desired level. Furthermore, the filters are replaced biannually.

“The filter’s design incorporates specialised materials and pleated structures, which play a crucial role in its high-efficiency filtration. Replacement every six months is recommended to ensure optimal performance, maintain air quality and uphold the efficiency of the air-conditioning systems,” Kuruvilla says.

To further enhance air quality, about 300 indoor potted plants have been placed throughout the building and a third-party landscaping company has been engaged to maintain these plants thrice weekly. Kuruvilla says these plants absorb pollutants such as volatile organic compounds and carbon dioxide, releasing oxygen and creating a healthier indoor environment. This natural air purification capability fosters a more conducive atmosphere for the occupants of Menara KWSP.

Finally, Kuruvilla notes that by focusing on these planned efforts, Menara KWSP aims to align its operations with the high standards expected of one of Malaysia’s most successfully managed buildings. “These initiatives not only contribute to cost savings and operational efficiency but also demonstrate a commitment to environmental stewardship and sustainable practices, enhancing the building’s reputation as a leader in sustainable building management,” he says.

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