DemandSideSolutions

energy issues in the built environment

NYC Code Change

Is anyone familiar with NYC development strategies? I ask because I’m curious as to the significance of these proposed code revisions:

  • Exempt external building insulation from floor area requirements, allowing existing buildings to add insulation within their property lines;
  • Eliminate penalties for high-performance envelopes in the way floor area is measured, by exempting a portion of thicker, better insulated walls from floor area calculations when buildings substantially exceed the New York City Energy Conservation Code;

Under what circumstances does these rules incent exterior foam insulation?

Lighting Uncertainty

I’ve been absent from the blogosphere for a while now. My apologies. Been feeling very busy and the last thing I’ve felt like doing after a long day of work has been to catch up on the industry news and sit in front of a computer. I could continue with additional excuses, but instead I’ll just lazily link and re-post some excellent comments on the latest lighting regulatory boondoggle:

TODAY I find myself in the unusual position of disagreeing with something Kevin Drum wrote on the grounds that it’s too harsh on industry. Our topic is the regulated shift of the lighting industry to high-efficiency bulbs. Last week the GOP managed to kill funding for enforcement of new energy-efficiency standards mandating that from January 1, consumers could buy only LEDs or a new breed of incandescent light bulbs that are far more efficient than the old-fashioned kind. As Mr Drum writes, the PR campaign for the new law has been abysmal; most Americans who know anything about these regulations remain under the impression that they ban incandescent bulbs, when in fact they do not. But the main point, as Politico reports, is that the lighting industry is up in arms about the regulatory chaos. GE, Philips, and Osram have invested huge sums of money in developing new energy-efficient incandescent bulbs on the understanding that the old ones would be barred as of January 1. Now they’ll still have to compete with low-cost old-fashioned bulbs, and will have a harder time recouping their investment.

Here’s the part of Mr Drum’s post I found off-target:

On the other hand, I confess that the unanimous support for these standards from the lighting industry gives me pause. Industries only support laws that will improve their profitability in one way or another, so I assume that this law does exactly that. This is, obviously, not inherently good for consumers.

I spend a fair amount of time reporting on Philips, and I have not a shred of doubt that the company’s anger over this move is legitimate. Philips, the last major electronics manufacturer left in Europe, is a company under severe stress from lower-cost Asian competitors. Their share price has been hammered, year after year. Their traditional business in consumer electronics will never recover the position it held in the 1980s and ’90s, and is basically being managed for decline; they spun off their TV division to a Hong Kong-based company earlier this year. They have growth opportunities in their two other main divisions: health-care equipment, and lighting, where they are the world leader. Theoretically, lighting should be providing solid revenue growth because of the ongoing global conversion to LED and other advanced technologies. But in a period of severe stress for the company, where they’ve been counting on lighting to make good for them, it has underperformed, basically because of prolonged stagnant global demand. A lot of that is due to the construction industry, which remains in a funk. And a lot is the general uncertainty about how the new light-bulb market is going to work, with bulbs that last much longer, cost much more, and have to be marketed on the basis of how much electricity they save. Getting the price points right and balancing higher per-unit costs against the concerns of low-confidence, value-conscious consumers has been very difficult.

In this environment, the last thing you need is yet another dose of uncertainty. It’s particularly infuriating to have uncertainty come along that’s completely unnecessary and is wilfully created by politicians for no conceivable economic or social reason. The regulatory programme for new efficiency standards was a deal between government and industry. The GOP broke government’s side of the deal. As a result, an industry in a fragile position due to the global economic tar-pit we’ve been stuck in for the past three years is going to take a completely unnecessary hit. I think their anger is entirely merited.

Agreed.

Insured Savings

Interesting comments from Tony. Good to see this level of sophistication in the commercial upgrade market:

A few weeks ago a business consortium including Lockheed Martin and Barclays Capital announced the largest single private-sector investment to-date for commercial property energy efficiency retrofits. The business consortium, referred to as the PACE Commercial Consortium, was created by the Carbon War Room, a Washington, D.C based non-profit group set up by British entrepreneur Richard Branson. The consortium will provide up to $550 million in financing for city-led PACE projects in Miami and $100 million for projects in Sacramento. The consortium is led by Ygrene Energy Fund of Santa Rosa, California. Loans will be provided by Barclays Capital and Lockheed Martin will provide project management and engineering services. Energy savings guarantees will be insured by Energi Insurance Services of Peabody, MA with paper backed by global re-insurance giant Hannover Re.
Energy savings insurance was first offered approximately 15 years ago, but failed to make much headway in the emerging energy efficiency marketplace principally because most of the work was being performed in the public market by large energy service companies (ESCOs) who could back their guarantees with strong balance sheets. However, with energy efficiency now moving firmly into the hugh commercial market, hundreds of energy service companies are now playing in the game, many without the financial strength of the large ESCOs. Energy savings insurance can provide a backstop to the performance guarantees made by these smaller ESCOs.
It is good to see the insurance industry, beginning with Energi and Hannover Re, coming back to the market. There is definitely a need for the product. I believe it can do much to remove the uncertainty asssociated with energy savings projections and thereby avoid disputes between building owners and ESCOs. It should also reduce the risk associated with energy efficiency lending and lower the cost of financing. As in many other areas in our industry, insurance can once again act as the grease to make the deals move forward.

Enough Pain to Spend $$ on Upgrades?

I have come around to the view that “deep energy retrofits” in the residential sector are a pipe dream, at least at any sort of scale that is significant. Why? Well, they’re expensive, and utilities just don’t hurt most homeowners enough. The “pain” of most folks monthly bills isn’t large enough for them to justify spending many thousands of dollars on upgrades.

From Planet Money, the average household spends $3,660 a year on utility bills. That’s a pretty big number for many, but it is only ~8.6% of yearly expenditures. Is 8% enough of a burden to push people to investing significantly in their homes, even if those investments are cost effective in the long-run? I remain a skeptic.

Carbon Tax and Markets for Retrofit

My good friend Scott, and frequent commenter, pointed out that it’s been a month since my last post. I have lots of excuses for that but will bear you the boring details. Probably as he was writing to tell me that frustrating piece of information I was reading a post from MR that responded to the question “Do all serious economists favor a carbon tax?“, here are Tyler Cowen’s reservations about such a policy:

1. Other countries won’t follow suit and then we are doing something with almost zero effectiveness.

2. It may push dirty industries to less well regulated countries and make the overall problem somewhat worse.

3. There is Jim Manzi’s point that Europe has stiff carbon taxes, and is a large market, but they have not seen a major burst of innovation, just a lot of conservation and some substitution, no game changers.  Denmark remains far more dependent on fossil fuels than most people realize and for all their efforts they’ve done no better than stop the growth of carbon emissions; see Robert Bryce’s Power Hungry, which is in any case a useful contrarian book for considering this topic.

4. Especially for large segments of the transportation sector, there simply aren’t plausible substitutes for carbon on the horizon.

5. A tax on energy is a sectoral tax on the relatively productive sector of the economy — making stuff — and it will shift more talent into finance and other less productive sectors.

6. Oil in particular will become so expensive in any case that a politically plausible tax won’t add much value (careful readers will note that this argument is in tension with some of those listed above).

7. A carbon tax won’t work its magic until significant parts of the energy and alternative energy sector are deregulated.  No more NIMBY!  But in the meantime perhaps we can’t proceed with the tax and expect to get anywhere.  Had we had today’s level of regulation and litigation from the get-go, we never could have built today’s energy infrastructure, which I find a deeply troubling point.

8. A somewhat non-economic argument is to point out the regressive nature of a carbon tax.

9. Jim Hamilton’s work suggests that oil price shocks have nastier economic consequences than many people realize.

9b. A more prosperous economy may, for political and budgetary reasons, lead to more subsidies for alternative energy, and those subsidies may do more good than would the tax.  Maybe we won’t adopt green energy until it’s really quite cheap, in which case let’s just focus on the subsidies.

10. The actual application of such a tax will involve lots of rent-seeking, privileges, exemptions, inefficiencies, and regulatory arbitrage.

One of the reasons I’ve been a bit absent is that I’ve been doing a lot of big picture thinking lately about policy, business and energy issues and, particularly, have been contemplating the opportunities from a business perspective. I’ve been stuck in a daydream of entrepreneurial thought about how one can make money in both new development projects and/or ventures that seek to improve the efficiency in the existing built environment. Real money. WRT to the existing homes market, I have become increasingly skeptical that there is a real, large-scale business model that can sustain itself. I don’t consider HOME STAR real money, it’s a giveaway for lack of real incentives. The residential Better Buildings program is starting to attract negative attention, and I wonder would a more direct subsidy work any better than a program that was supposed to, or is still trying to, find a market based ’solution’ to a market that currently doesn’t really exist? On the commercial side the market for upgrading existing buildings is more established and there are big, national players (which raises the barrier to entry). The ESCO business is arguably the most defined and successful existing building “industry” but it is not predominantly active among private property developers/owners: it has ~$4 billion in revenues but almost 70% is from MUSH (municipal/state governments, universities and colleges, K-12 schools, and hospitals). That is, organizations that can take a long-term planning view with their operational finances. Four billion is a  serious market, for sure, especially when the players tend to be bigger. But the private response to the real/perceived need to reduce energy use cost effectively, which I believe can be done to some extent in the built environment, is either non-existent or driven by policy and select market segments. For the majority of the economy, all $14 trillion of it, this issue/question is nonexistent. Of course there is plenty of other more near-term problems to be concerned about these days, but there just isn’t enough relative pain for an individual or an organization to act on the “need” to improve building/operational efficiency to reduce energy costs. “Utility Bill” isn’t a big enough line-item in the budget for most people/organizations to really matter.

Why post Prof. Cowen’s reservations on a carbon tax then go off on that rant? Well, I’ve always considered a carbon tax the best policy outcome that would initiate in a meaningful way the human response to the global, at least partially man-made, problem or anthropogenic climate change (I’m being conservative and politically correct here). It is also the mechanism that would, slowly over time, drive cost-effective systems-related solutions to making the built environment more efficient and marketable….it is potentially a market-making policy. But Cowen brings up many good points about the challenges such a policy would have to overcome, and they are significant. Any policy instrument designed to address a problem as widespread as carbon emissions is bound to be complicated and have, potentially large, unintended consequences. The outlook for any effort, be it a carbon tax or cap-and-trade type policy, is grim, and Cowen’s comments do little to inspire optimism. However, some maintain a positive view:

Mr Cowen doesn’t mention what I see as one of the most important roles of a carbon tax: as a check on other ill-advised programmes. A carbon tax would have quickly made the net dirtiness of corn-based ethanol obvious (by helping to offset subsidies and making corn-based ethanol more expensive). It would be more difficult to roll out and sustain such misguided programmes with a carbon tax, and the ones that went ahead anyway would do less damage. A carbon tax is also the easiest way to capture whatever low-hanging emission-reduction fruit is out there. Right now, consumers are generally indifferent between similarly-priced goods with wildly different carbon profiles. A carbon tax encourages consumers to realise the easy carbon gains available from switching to good low-carbon substitutes wherever they exist.

All interesting discussions but going nowhere fast. Maybe I should try my hand at health care administration, I hear there’s money to be made.

I Was Wrong?

Back in November 2010 I posted (ENR link now broken) that I couldn’t believe MGM would actually demolish the Harmon Hotel, part of the massive City Center development in Las Vegas. Apparently, I was wrong:

Plans submitted to the county call for the building to be imploded in six months, with four months of cleanup afterward including clearing dust from the Las Vegas Strip, an intersecting street and at least two Las Vegas casinos, the Cosmopolitan of Las Vegas next door and Planet Hollywood Resort & Casino across the street.

…..or maybe not:

The alternative, MGM Resorts spokesman Gordon Absher said, would be to conduct even more tests for 18 months to come up with a proper design to fix the tower, then another two to three years to rebuild the hotel.

It’ll be a while before this gets resolved. These sorts of development fiascoes really amaze me.

Here’s another perverse incentive for ya’ll….

I posted this perverse incentive a while ago. Here’s another (hat tip Energy Vanguard’s tweet, via GreenBiz):

Pretend you are a small business owner. You happen to own the building where your business is housed, which has helped you weather the recession. Things seem to be getting better, and you have the opportunity to make some investments in your company that could really pay off in the long run.

You’d like to figure out how to cut your operating expenses, especially utilities, which have gone up and up and up over the last 10 years. You know your building is pretty old and leaky, and that much of that energy you buy is wasted. You’ve heard the President talk about efficiency retrofits and think that might be a smart investment that will cut your energy bills and pay for itself.

But there is a problem. If you invest in your own building energy efficiency, you will have to pay federal taxes on the value of the investment. If you were to keep wasting energy, all that wasted money would be completely deductible from your taxes.

That’s right; in effect our tax code unintentionally subsidizes wasted energy. Despite the economic benefits (not to mention the domestic job creation and the environmental benefits), investments to create energy-efficient, better buildings do not receive the same treatment under the tax code as wasted energy.

With Washington functioning so beautifully these days (sigh), one can only hope that this and many other tax code distortions get reformed. Of course, reform is likely to bring other distortions. Any reason to be optimistic?

I missed the one year anniversary of my first DSS post.

Oooops.

It’s been fun, many thanks to my 1000s of readers….

ASHRAE Calls for Standard EUI Metric

Given that the headline for this recent ASHRAE news brief reads “What is Energy Use Intensity? ASHRAE Seeks to Define, Educate”, this sentence may seem a bit contradictory:

Given that there is no clear single definition for EUIs, comparing one organization’s EUI goals to another’s is confusing, particularly since everyone tends to use the same units, kBTU/ft²-yr.

So, everyone pretty much uses the same definition but there is a need for further definition?

I suspect the need for a common metric stems mostly from the “kBTU” term in the metric. Is this source energy? site energy? modeled performance? actual performance? As a policy metric, I tend to believe that source energy is the better definition because it takes into account generation losses and transmission losses, particularly if local fuel mixes are considered. Fuel mixes change over time, so that is one difficulty with that approach. Since this is a commercial metric, perhaps site energy will win the day since it is what is most directly comprehensible by potential tenants. Commercial spaces can alternate uses from restaurants to retail and back again, so I question if actual energy gets used here, the trend seems to be toward modeled (or asset) ratings.

Regardless of the technicalities, I agree that a common definition will be valuable. As readers know I always promote full disclosure when it comes to building performance. Disclosing data is only valuable if one has an apples to apples comparison. Good luck to ASHRAE in wrangling all the stakeholders (of which the US government is a major one) to agreement on a standard EUI definition.

Remember this is a business…..

from Chris Cheatham:

d5R: In the residential realm, a lot of builders and remodelers make green claims about their projects — e.g., energy-efficiency, sustainable materials, waste-management, etc. — but their projects do not necessarily have green certifications. Are they thus exempt from green building litigation?

CC: Absolutely not. If anything residential builders and remodelers face more liability arising from “green” claims. Most states have enacted a Consumer Protection Act that makes it easier for homeowners to bring lawsuits if they are confused by a contractor’s claims. If residential contractors make promises about energy efficiency, materials or waste management, and fail to deliver, they could face liability under these Consumer Protection Acts.

d5R: So, setting LEEDigation aside, what types of risk-management strategies should remodeling contractors and design professionals practice when it comes to green building?

CC: First, I would avoid making energy-efficiency guarantees. Contractors do not control how a home will be used. If the homeowner leaves windows open, and the home is an energy hog, what is the contractor going to do?Second, using new or untested products can create problems down the road. For example, the Cheaspeake Bay Foundation built the first LEED Platinum building in 2000 and incorporated exposed wood products treated by a fairly new, environmentally-friendly preservative. The building is now reportedly at risk of collapsing because the wood rotted.

Finally, contractors should avoid making promises tied to rebates or incentives provided by federal, state or local governments. If the government entity fails to deliver the incentives, the contractor could be on the hook. In Washington, D.C., this scenario arose after the city reneged on solar rebates to residents.

d5R: What about contracts? I recently asked a green remodeler if his contracts have any language that speaks to the company’s commitment to green principles — e.g., only low/no-VOC paints, locally sourced where possible, etc. His response: “No green language in contracts. That is dangerous territory.” He said you can explain why. Why?

CC: I am not sure I agree with the green remodeler. When a customer expects a green home, I think it’s important to clearly define the customer’s expectations and document these expectations through a contract.

For example, if the homeowner expects LEED for Homes certification, then the two parties should have a clear discussion about what it means to get certification and what will be required to do so. The contractor should then explain the costs tied to certification and incorporate appropriate contract language.