22B — November 11 - December 8, 2016 — Green Buildings — M id A tlantic
Real Estate Journal
www.marejournal.com
G reen B uildings
f interest to multifam- ily building owners and managers is the By George Crawford, Green Partners NY NY’s Greener, Greater Bldgs. Local Laws have expanded O
“Hutchinson’s energy-efficiency recommendations are already saving us 40%!” MurphyVandervelde Owner, The Fountains at Cedar Parke
to Benchmark annually will include an additional 10,000 smaller buildings – buildings starting at 25,000 s/f. Formerly the LL 84 Benchmarking re- quirements covered larger buildings - 50,000 s/f and up. Additionally, Local Law 88 requirements - sub-metering and lighting upgrades – have also been expanded. Formerly LL 88 was limited to commer- cial buildings that were 50,000 s/f or larger, but will now have a lower starting threshold – 25,000 s/f – and will include multifamily buildings. Multi- family buildings will now be
required to upgrade their com- mon area lighting, including service areas, lobbies and hall- ways to achieve higher levels of energy efficiency. Residential units in these building are not required to comply Whether voluntary or man- dated, compliance for multi- family buildings will involve investments in lighting up- grades which will, for the most part, include the replacement of all of the existing lighting in common areas. The good news here is that these mandated lighting upgrades come with an upside - an opportunity to reduce operating costs and improve building cash flow. To add to the upside, rebate funding continues to be avail- able for upgrading common area lighting in multifamily buildings. The combination of funding from utility compa- nies, along with the savings from the lower levels of electric consumption from the newly installed efficient lighting, will result in quick investment paybacks – usually one to two years. Actual payback periods will depend on the levels of real- ized efficiencies achieved from the lighting retro-fits. Note that LED lighting products are very energy efficient - which is the driving factor behind the quick paybacks. LED is far more efficient than even the “latest” fluorescent products, including CFLs, which until recently, have been the “go to” energy efficient replacement for incandescent A 19 lamps. The other piece of good news is that the level of quality LED products available for up- grades will not only provide the required efficiencies, but are aesthetically attractive as well. Quality LED lighting is now utilized in museums, art galleries as well as depart- ment stores. These are users where the quality of the light- ing is essential and second best solutions are not even a consideration. So if there are LED solutions that meet the lighting standards for these users, be assured that there is a quality LED solution for any multifamily lighting upgrade. In terms of developing a plan for a multifamily common area lighting upgrade, start with a model which should include an accurate measure of the existing lighting configura- tion, including annual electric consumption as well as current continued on page 24B
fact that New York’s Green- er, Greater B u i l d i n g s Local Laws h a v e j u s t been expand- ed following a unanimous vote by the
George Crawford
City Council. This expansion includes the annual Bench- marking requirements – Local Law 84. Now the number of buildings that are required
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Green Partners is your one-stop energy efficiency consultant. We offer low cost solutions to help meet compliance requirements for PlaNYC Greener, Greater Buildings legislation.
• Local Law 87 - Energy Audits and Retro-Commissioning • Local Law 84 - Benchmarking and Energy Star
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