— By Julia Burman Tziolis —
Resolving a restaurant’s HVAC breakdown through partnership.
Operational performance and energy efficiency are closely connected in commercial real estate. Each supports the other, and both are critical to tenant satisfaction and long term business success.
My firm, a net-lease real estate company named Essential Properties Realty Trust (EPRT), recently demonstrated how aligning the right expertise with strategic partnerships can resolve persistent facility issues and deliver measurable results. When one of its restaurant tenants, a Zaxbys location in Florida, struggled with longstanding HVAC problems that disrupted daily operations, EPRT leveraged its partnership with Budderfly, an experienced Energy-as-a-Service provider, to address the challenge.
The Challenge
The Zaxbys restaurant had faced recurring HVAC issues that multiple contractors were unable to resolve. The dining area frequently reached 85°F, forcing units to run continuously without improving comfort. This not only created an unpleasant customer environment but also increased energy consumption and operating costs.
An initial equipment assessment suggested the HVAC units needed replacement, but Budderfly’s service team identified deeper problems upon inspection. Behind the ceiling panels and attic insulation, the technicians found that the building was outfitted with split systems more common in residential properties. Key ductwork sections had become disconnected and were left hanging loose in the attic. Water damage had saturated surrounding insulation, and return air was being drawn from the attic, where temperatures reached up to 150°F, instead of from the climate-controlled dining area.
The findings revealed a complete system failure rather than a simple equipment issue. Airflow was inefficient, energy was being wasted and comfort levels were inconsistent.
The Solution
Budderfly’s technicians were the first to uncover the full scope of the issue. Acting as a single point of contact, the company combined what would typically require several specialized contractors into one coordinated solution.
To minimize disruption, the work was scheduled overnight. Over the course of a week, six HVAC units were replaced with new high-efficiency models. The team reconstructed and properly routed ductwork, sealed air leaks, balanced airflow and replaced damaged insulation. The comprehensive approach restored proper system performance and prevented future recurrence of the problem.
The ability to identify that the location lacked sufficient ductwork, which resulted in return air being drawn from the attic, demonstrated the technical value of Budderfly’s diagnostic approach. Multiple vendors had previously serviced the site without detecting these issues — underscoring the importance of detailed investigation and execution.
The Results
The improvement was immediate. The dining room temperature dropped from 85°F to a consistent, comfortable 69°F. The HVAC system began operating efficiently, eliminating unnecessary runtime and energy waste. With properly routed airflow and upgraded equipment, the restaurant is projected to achieve a 50% to 60% reduction in energy use.
The results provided tangible benefits for both the tenant and EPRT. The restaurant gained reliable comfort and reduced operational strain, while the property owner achieved long-term performance improvements and peace of mind that the issue had been permanently resolved.
The Power of Partnership
This project highlights the importance of collaboration between property owners, tenants, and technical partners. Effective energy and operations management requires expertise, transparency and a commitment to solving root causes rather than symptoms.
By partnering with Budderfly, Essential Properties Realty Trust demonstrated how strategic collaboration can transform a recurring facilities challenge into a model of operational efficiency, reduced operating expenses and enhanced tenant satisfaction.
— Julia Burman Tziolis is the director of sustainability at Essential Properties Realty Trust, Inc., a net-lease real estate company that acquires, owns and manages single-tenant properties leased to service-oriented and experience-based businesses across the U.S. Her work focuses on advancing energy efficiency and sustainability partnerships that strengthen tenant operations and long term portfolio performance.