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Building Ratings         London vs. New York                   Presentation for          Russian Smart Grid             De...
Elton B. SherwinSenior Managing DirectorRidgewood Capital           www.EltonSherwin.com         Presentations and checkli...
Analyzed 17Building Rating Systems         Around the World    European Unions Energy Performance Certificates            ...
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, h...
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 ...
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 Reduc...
Universal Problem with Asset RatingsMiss key pieces of the asset:• Occupancy sensors• Dampers• Pumps• Fans• Valves• Softwa...
Even if these problems could be fixed  Even if Asset Ratings Were       100% Accurate, They don’t motivate enough change i...
Foundational Problems         Asset Ratings1. Poor accuracy2. Not frequent enough to   motive ongoing change3. Employees, ...
Utility Data Measures EverythingIronically, operational ratingscatch the assets that the assetratings miss:•Occupancy sens...
New York City Uses Real DataScores:• Energy Use Intensity, EUI*    – kWh/ sq. foot    – Data from the utility bill• ENERGY...
PlaNYC    New York’s Powerful Strategy  • Public disclosure  • Actual energy used     – Captures everything:         •   T...
New York vs. London        Operational vs. AssetNew York will “outperform”• Have greater impact  – Be more cost effective•...
Benchmarking  Recommendations for Policymakers1. Use real data  – Start with energy per sq. ft.,  – Then add energy per oc...
Everyone Understands Grades        When I spread all the different ratings on a table and ask,        “Which form do you w...
When Green Buildings Fail• We blame the occupants  – “Plug loads”• Not just the occupants  –   Pumps  –   Fans  –   HVAC s...
Key TakeawayIf we want green buildings,we must grade buildingsbased on energy consummation                  J       F     ...
Online Checklists• What Ails America’s Buildings?• Designing Extraordinary Buildings• What Can Cities and Counties Do?• Wh...
National Policy• Seal drafty buildings• Grade buildings based on utility bills• Zero tolerance:  – Lighting empty rooms  –...
US DOE. CO2 in America. Excludes other greenhouse pollutants: methane,                         36Soot, CFCs, etc. Also exc...
CO2 Emissions:                      Circled sources are                       mostly buildingsUS DOE. CO2 in America. Excl...
At Time of Sale• Effective laws disclose:  – Actual energy consumption, or  – Energy per sq. ft. and energy per person, or...
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 r...
Contact information      Elton B. Sherwin     Sr. Managing Director      Ridgewood Capital   540 Cowper St., Suite 201    ...
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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.

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Building Ratings - London vs. New York

  1. 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. 2. Elton B. SherwinSenior Managing DirectorRidgewood Capital www.EltonSherwin.com Presentations and checklists: www.EltonSherwin.com/documents.html and www.slideshare.net/EltonSherwin
  3. 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. 4. Two Types Building RatingsComputer Models Utility Data Asset Rating vs. Operational Rating
  5. 5. Two Contrasting Case StudiesLondon vs. New York
  6. 6. London Energy Performance Certificates Commercial and residentialNo Meter Data
  7. 7. UK LabelEnergy PerformanceCertificate• Valid for 10 years – Commercial – Residential
  8. 8. Numbers AreNot Right• Looks real• Wrong
  9. 9. New York City and San Francisco
  10. 10. Uses Real Data Energy used ÷ size of building Adjusted by type: Office, hospital, etc.
  11. 11. Internet Disclosure High = 100 Low = 1 Energy used ÷ size of building Adjusted by type: Office, hospital, etc.
  12. 12. Real DataIn Public
  13. 13. Buildings Gotten More Complex
  14. 14. Need Real DataLights Plug loads Images from
  15. 15. Monitor Everything Slide from
  16. 16. Appendix
  17. 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. 18. Why Are Asset Ratings So Inaccurate?Everything on the following page is missed
  19. 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. 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. 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. 22. Foundational Problems Asset Ratings1. Poor accuracy2. Not frequent enough to motive ongoing change3. Employees, renters and family members cannot participate
  23. 23. Utility Data Measures EverythingIronically, operational ratingscatch the assets that the assetratings miss:•Occupancy sensors•Dampers•Pumps•Fans•Valves•Software•Thermal effects
  24. 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. 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. 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. 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. 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. 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. 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. 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. 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. 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. 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. 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. 36. Gold Standard Energy used ÷ size of buildingEnergy used ÷ number of occupants
  37. 37. “When performance is measured, performance improves. When performance is measured and reported back,the rate of improvement accelerates.” Thomas S. MonsonEmphasis added
  38. 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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