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Building Ratings - London vs. New York

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Building Benchmarking - Asset vs. Operational: A Presentation for Russian Smart Grid Delegation in Palo Alto, California. April 8, 2011. …

Building Benchmarking - Asset vs. Operational: A Presentation for Russian Smart Grid Delegation in Palo Alto, California. April 8, 2011.

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  • 1. Building Ratings London vs. New York Presentation for Russian Smart Grid DelegationLondon New York Elton B. Sherwin Sr. Managing Director Ridgewood Capital Palo Alto, CA ESherwin@RidgewoodCapital.com
  • 2. Elton B. SherwinSenior Managing DirectorRidgewood Capital www.EltonSherwin.com Presentations and checklists: www.EltonSherwin.com/documents.html and www.slideshare.net/EltonSherwin
  • 3. Analyzed 17Building Rating Systems Around the World European Unions Energy Performance Certificates UK Display Energy Certificates LEED – New Construction LEED – Health Care ENERGY STAR – Commercial buildings ENERGY STAR homes PlaNYC (New York City) Australia’s Greenhouse Rating HERS ASHRE EQ CALGreen level 2 California AB 1103 California AB 758 DOE home energy scoring pilot Passive Home Certification City of Seattle San Francisco
  • 4. Two Types Building RatingsComputer Models Utility Data Asset Rating vs. Operational Rating
  • 5. Two Contrasting Case StudiesLondon vs. New York
  • 6. London Energy Performance Certificates Commercial and residentialNo Meter Data
  • 7. UK LabelEnergy PerformanceCertificate• Valid for 10 years – Commercial – Residential
  • 8. Numbers AreNot Right• Looks real• Wrong
  • 9. New York City and San Francisco
  • 10. Uses Real Data Energy used ÷ size of building Adjusted by type: Office, hospital, etc.
  • 11. Internet Disclosure High = 100 Low = 1 Energy used ÷ size of building Adjusted by type: Office, hospital, etc.
  • 12. Real DataIn Public
  • 13. Buildings Gotten More Complex
  • 14. Need Real DataLights Plug loads Images from
  • 15. Monitor Everything Slide from
  • 16. Appendix
  • 17. UK Energy System “Next to useless.” Jeff Howell, The Telegraph“All old buildings do poorly. Don’t worry about it. Everyone just ignores it.” London Estate Agent (Realtor)
  • 18. Why Are Asset Ratings So Inaccurate?Everything on the following page is missed
  • 19. Top Faults Causing Energy Inefficiencies in Commercial BuildingsBuilding Commissioning - A Golden Opportunity for Reducing Energy Costs and Greenhouse Gas Emissions Evan Mills, Ph.D., Lawrence Berkeley National Laboratory, 2009
  • 20. Universal Problem with Asset RatingsMiss key pieces of the asset:• Occupancy sensors• Dampers• Pumps• Fans• Valves• Software• Thermal effectsFor more complete list see: www.EltonSherwin.com/documents.html andhttp://www.slideshare.net/EltonSherwin/addicted-to-energy-worksheets-and-toc
  • 21. Even if these problems could be fixed Even if Asset Ratings Were 100% Accurate, They don’t motivate enough change in existing buildings Fatal flaw: Don’t provide continuous feedback
  • 22. Foundational Problems Asset Ratings1. Poor accuracy2. Not frequent enough to motive ongoing change3. Employees, renters and family members cannot participate
  • 23. Utility Data Measures EverythingIronically, operational ratingscatch the assets that the assetratings miss:•Occupancy sensors•Dampers•Pumps•Fans•Valves•Software•Thermal effects
  • 24. New York City Uses Real DataScores:• Energy Use Intensity, EUI* – kWh/ sq. foot – Data from the utility bill• ENERGY STAR score – Data from the utility – Zero to 100 score (100 high) – Compares similar buildings • Offices to offices, hospitals to hospitals, etc.*Source energy from the DOE’s Portfolio Manager
  • 25. PlaNYC New York’s Powerful Strategy • Public disclosure • Actual energy used – Captures everything: • The entire building • Architect And • HVAC contractor • • Building manager Employee behavior EUI • Plug loads Energy Use Intensity • Pumps and fans
  • 26. New York vs. London Operational vs. AssetNew York will “outperform”• Have greater impact – Be more cost effective• More employment – Higher skills• More innovation – Good for a venture capitalist
  • 27. Benchmarking Recommendations for Policymakers1. Use real data – Start with energy per sq. ft., – Then add energy per occupant2. Publicly disclose the data on the web – Reward the best performers3. Provide frequent feedback4. Assign letter grades – Top 40%: A and B; Bottom 40%:D and D-
  • 28. Everyone Understands Grades When I spread all the different ratings on a table and ask, “Which form do you want for your house?” Everyone picks this one: J F M A M J J A S O N D YTDTotalEnergy Per sq. ft. C+ C- C C- D C- Per B- C B- C D+ CpersonGas Per sq. ft. C- D C D+ D- D+ Per person C D+ C+ C- D C-Electricity Per sq. ft. B- C C+ C- D+ C Per person B C+ B- C C- C+
  • 29. When Green Buildings Fail• We blame the occupants – “Plug loads”• Not just the occupants – Pumps – Fans – HVAC sizing – Architect – Poor regulations – Lack of microprocessors and sensors• And the occupants’ plug loads
  • 30. Key TakeawayIf we want green buildings,we must grade buildingsbased on energy consummation J F M A M J J A S O N D YTD Total Energy Per sq. ft. C+ C- C C- D C- Per person B- C B- C D+ C Gas Per sq. ft. C- D C D+ D- D+ Per person C D+ C+ C- D C- Electricity Per sq. ft. B- C C+ C- D+ C Per person B C+ B- C C- C+
  • 31. Online Checklists• What Ails America’s Buildings?• Designing Extraordinary Buildings• What Can Cities and Counties Do?• What are Your Home’s Top Energy Wasters?• What are Your Company’s Top Energy Wasters?Available: www.EltonSherwin.com http://www.slideshare.net/EltonSherwin iTunes bookstore Amazon.com
  • 32. National Policy• Seal drafty buildings• Grade buildings based on utility bills• Zero tolerance: – Lighting empty rooms – Lighting sunny rooms – Air conditioners removing solar heat – Fixed speed motors, fans and pumps – Rooms without thermostats – Oversized, overactive HVAC systems
  • 33. US DOE. CO2 in America. Excludes other greenhouse pollutants: methane, 36Soot, CFCs, etc. Also excludes embedded energy in imports and most impacts from Agriculture.
  • 34. CO2 Emissions: Circled sources are mostly buildingsUS DOE. CO2 in America. Excludes other greenhouse pollutants: methane, 37Soot, CFCs, etc. Also excludes embedded energy in imports and most impacts from Agriculture.
  • 35. At Time of Sale• Effective laws disclose: – Actual energy consumption, or – Energy per sq. ft. and energy per person, or – Energy Star scores, or – Actual energy costs – May include an energy audit of the building• Ineffective and counterproductive laws – Disclose a score, grade, rating or comparison of the whole structure based on a computer model or checklist
  • 36. Gold Standard Energy used ÷ size of buildingEnergy used ÷ number of occupants
  • 37. “When performance is measured, performance improves. When performance is measured and reported back,the rate of improvement accelerates.” Thomas S. MonsonEmphasis added
  • 38. Contact information Elton B. Sherwin Sr. Managing Director Ridgewood Capital 540 Cowper St., Suite 201 Palo Alto, CA 94301ESherwin@RidgewoodCapital.com www.EltonSherwin.com

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