This document summarizes discussions from a meeting on energy services and ESCo's in Milan. It outlines the split incentive barrier where different organizations pay for energy investments and bills. It also describes several initiatives in the Netherlands to address this, including a national energy agreement, guidance from the Ministry of Internal Affairs, and tools like a Green Lease Menu to facilitate agreements between landlords and tenants. Examples are given of sustainable renovation projects and plans for all-in rent for national government buildings to overcome split incentives.

1. CA EED Plenary Meeting
Milan, Oct 2014
Core Theme 5 – Energy
services and ESCo’s
WG 5.4 Split incentives
NL Irma Thijssen

2. Split incentive
• Barrier for implementing energy efficiency measures
• Financing: Different organisations have to pay for investments
in energy measures, for procurement of energy, for
maintenance, and for the energy bills
• Agreements needed between owners (landlords), users
(tenants) and facility management organisations
• 63% of offices (80.000 office buildings)
• Also local government buildings, such as retail, theaters,
sports centres, libraries, commynity centres, parkings, etc
• Special problem in multi-tenant buildings
• Tendency that leases are getting shorter

3. National Energy Agreement
• National Energy Agreement for Sustainable Growth, 2013
• Agreement between more than 40 organisations
• “Wet Milieubeheer” (Environment Management Law)
• Energy measures with an average payback period (return on
investment) of 5 years are obligatory
• Extra budget for preservation by competent authorities
• Official list of “acknowledged energy measures” in 2014
• Cooperation of Ministry of Infrastructure and Environment,
Ministry of Internal Affairs, Ministry of Economic Affairs
& VNO-NCW (labour market organisation)

4. Action Plan Ministery of Internal Affairs
• Memo ‘split incentives’ April 2014
• Responsibility of the Market; government facilitates
1. Research on the extent of the problem
2. Development of a Guidance
3. Sharing of knowledge (by Platform Sustainable Housing)
4. Monitoring and evaluation after 2 years
5. Establishing an Expertise centre (2015)

5. Possible solutions?
• Agreements in lease contract > Green Lease Menu & Dashboard
• National Government buildings 2016: rent all-in (with energy)
• Duolabel and Energy Card Retail
• Energy Performance Contracts > EPC Menu & App
• ESCo’s
• More?

7. Sustainable Housing Platform:
Green Lease Menu and Dashboard
• Online tool for owners and users, to make buildings more sustainable
and make agreements in a green lease contract (including use,
facility management and exploitation)
• Cooperation between tenants and landlords
• Translation of sustainability policy and CSR
• Communicate a sustainable image
• Get grip on energy costs and on total accommodation costs
• Based on BREEAM
• Legal status of the contract
• Compiled by Jones Lang LaSalle real estate consultancy on the
instructions of and in cooperation with the Sustainable Housing
Platform and VGM NL

13. GasTerra & Triodos - Groningen
Sustainable renovation
G > A+

14. Deutsche Bank & Deka Immobilien - Amsterdam
Sustainable renovation
LEED certificate

15. All-in rent for National Government Buildings
> From 2016 the RVB will pay all energy bills
• Central Government Real Estate Agency (RVB)
- formed in 2014 by the merger of four government real estate agencies
- Defence Real Estate Agency, Government Buildings Agency, State Property
and Development Agency, Government Real Estate Directorate
• 13.3 million m2
- prisons, court buildings, military barracks, airports, defence sites,
ministerial offices, ports, tax offices, listed buildings and historical
monuments, museums and palaces
• EED Art. 5 - Alternative approach: 2% energy savings per year
- 2.4 mln m2 (454 buildings): offices of government departments,
courthouses, buildings of customs and police and prisons
- 1.3 mln m2 defense buildings (850 buildings)
• Savings: 1.4 PJ

16. Duolabel for retail sector
• Survey amongst 3000 shops / businesses
• 2/3 has Energy Label A
• No relation with real energy use
• Duolabel: 2 labels,
2 reports, 2 advises
• Cooperation RVO and
Retailsector (Neprom,
Syntrus Achmea, Corio,
Bouwinvest, Search)

17. Energycard
• 1 mln m2 with label
• Potential savings:
1 mrd kW
€ 100 mln
• Energy Card developed
by Corio and Search in
cooperation with Van
Haren, Lidl and C&A

22. Energy Performance Contracts Menu & App
• Offers both clients and contractors a framework for drawing up
a sustainability and performance contract
• For energy management & maintenance of building-specific
installations or entire buildings
• Cost reduction
• Eliminating the split incentive
• Addition to Green Lease
• Implements EED Article 18.1
• Option menu >
• Based of Breeam-NL In-Use
• Legal Status
• Online November 2014
• new or existing building;
• energy-saving measures
or no energy-saving measures
• building-specific installations only
or the entire building
• funding or no funding
by the contractor

24. Thank you for your attention
Any questions?
www.rijksvastgoedbedrijf.nl/english
www.platformduurzamehuisvesting.nl
www.platformduurzamehuisvesting.nl/
performancecontract_menu
Irma.Thijssen@rvo.nl