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ENERGY STAR Labeled Building Profile

The Quadrangle
2828 Routh Street
Dallas, TX 75201
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The Quadrangle is located in the Uptown district on the north side of downtown Dallas, TX. The 8-story building is part of a large development that also includes garden offices, numerous restaurants, and a live theatre. The building was constructed in 1985 and is currently owned by American Realty Advisors and managed by TRANSWESTERN.


To improve the building's energy performance, TRANSWESTERN turned to EPA's ENERGY STAR program when the company took over the building management in February of 2006. Using ENERGY STAR tools and resources, an estimated $170,000 is being saved per year on energy costs. Initially, the management and engineering team assessed the building's baseline energy performance score as 59 in early 2006. A program was implemented to improve the baseline score and also improve the quality of operations at the facility.


Numerous key pieces of mechanical equipment were replaced to assist in achieving the energy savings goal. The centrifugal chiller, cooling tower, and the energy management system (EMS) were replaced. Variable frequency drive (VFD) units were installed on the air handler units. A complete lighting retrofit was also completed in the building. The replacement of these key pieces of equipment has brought about an estimated energy reduction of 33.5 percent. The energy performance score increased from the benchmark score of 59 to a score of 71 in January of 2009.


Numerous no-cost, low-cost projects were also implemented to increase efficiency and tenant comfort. MERV 8 pleated air filter installations, duct inspection and repairs, thermostat calibration, and mechanical time clocks installed on hot water heaters and tenant heating units were completed to reduce energy consumption by a combined total of 55 percent. Several projects were also completed to reduce water consumption in the building. Replacing the faucet aerators and the restroom flush valves along with reducing the blowdown cycles on the cooling tower system have reduced the water usage by 1,678,500 gallons, which is a yearly savings of approximately 22 percent. The energy performance score increased once again to 75 in May of 2009.


The Quadrangle management and engineering team is continuing to create new ways to improve building performance, maximize tenant comfort, and lower the site and source energy intensity. With the additional cost saving changes recently made at The Quadrangle, the energy performance score as of December 2009 was 84.





Please note: Narrative information in this profile has been provided by Clover Quadrangle Corporation or a representative of this facility. Other building information was verified and submitted to EPA at the time of application. Building energy performance, operating characteristics, and ownership/management may be subject to change over time.

Service Provider:

Building Owner:*
Clover Quadrangle Corporation

Property Manager:*
PM Realty Group

Year(s) Labeled (Rating):
2009 (75)
2010 (92)
2011 (90)
2013 (80)
2014 (75)
2015 (76)
2016 (80)
2017 (84)

Facility Type: Office

Total Floorspace: 128905 sf

Year Constructed: 1985

Contract Type: Multiple Vendor Contracts
Financing Type: Internal Capital

Technologies Used:
   Stage 1-Recommissioning
   Stage 2-Lighting
   Stage 3-Load Reductions
   Stage 4-Fan Systems
   Stage 5-Heating and Cooling Plant
   Other Technologies/Strategies