Building Ratings - London vs. New York

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

Elton B. SherwinSenior Managing DirectorRidgewood Capital www.EltonSherwin.com Presentations and checklists: www.EltonSherwin.com/documents.html and www.slideshare.net/EltonSherwin

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

Two Types Building RatingsComputer Models Utility Data Asset Rating vs. Operational Rating

Two Contrasting Case StudiesLondon vs. New York

London Energy Performance Certificates Commercial and residentialNo Meter Data

UK LabelEnergy PerformanceCertificate• Valid for 10 years – Commercial – Residential

Numbers AreNot Right• Looks real• Wrong

New York City and San Francisco

Uses Real Data Energy used ÷ size of building Adjusted by type: Office, hospital, etc.

Internet Disclosure High = 100 Low = 1 Energy used ÷ size of building Adjusted by type: Office, hospital, etc.

Real DataIn Public

Buildings Gotten More Complex

Need Real DataLights Plug loads Images from

Monitor Everything Slide from

Appendix

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)

Why Are Asset Ratings So Inaccurate?Everything on the following page is missed

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

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

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

Foundational Problems Asset Ratings1. Poor accuracy2. Not frequent enough to motive ongoing change3. Employees, renters and family members cannot participate

Utility Data Measures EverythingIronically, operational ratingscatch the assets that the assetratings miss:•Occupancy sensors•Dampers•Pumps•Fans•Valves•Software•Thermal effects

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

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

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

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-

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+

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

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+

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

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

US DOE. CO2 in America. Excludes other greenhouse pollutants: methane, 36Soot, CFCs, etc. Also excludes embedded energy in imports and most impacts from Agriculture.

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.

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

Gold Standard Energy used ÷ size of buildingEnergy used ÷ number of occupants

“When performance is measured, performance improves. When performance is measured and reported back,the rate of improvement accelerates.” Thomas S. MonsonEmphasis added

Contact information Elton B. Sherwin Sr. Managing Director Ridgewood Capital 540 Cowper St., Suite 201 Palo Alto, CA 94301ESherwin@RidgewoodCapital.com www.EltonSherwin.com

Building Ratings - London vs. New York

by Elton Sherwin

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