local law 88: lighting upgrades and sub-metering · 1/14/2016 · - lighting controls: switches,...
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LOCAL LAW 88: LIGHTING UPGRADES AND SUB-METERING Version 1: January 2016
PREPARED FOR THE NYC MAYOR’S OFFICE OF SUSTAINABILITY
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GREENER, GREATER BUILDINGS PLAN
Improving energy and water efficiency in NYC’s largest buildings.
Local Law 84 Benchmarking Local Law 85 NYC Energy Conservation Code Local Law 87 Energy Audits & Retro-Commissioning Local Law 88 Lighting Upgrades & Sub-metering See http://nyc.gov/ggbp for more info
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WHY TARGET LIGHTING?
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Energy Used in NYC Buildings
Other End Uses 82%
Lighting 18%
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WHY TARGET SUB-METERING?
Commercial tenants use the majority of energy, but often do not know how much they use because they: - Pay a flat rate not based on
usage
- Do not receive monthly statements
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WHAT IS LOCAL LAW 88?
- Upgrade lighting systems in all non-residential spaces
- Install electrical sub-meters in non-residential tenant spaces
- Provide monthly energy statements
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WHO IS RESPONSIBLE FOR COMPLYING?
- Property owners and co-op and condo associations are responsible
- They may delegate reporting to a property manager or consultant
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WHY START NOW?
Local Law 88 comes into effect January 2025. Leases being signed now run past that date. Start the work now to:
- Avoid Tenant Disruption - Save Money Immediately
- Incentivize Tenants to Save
- Plan Capital Expenditures
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GETTING STARTED
- 1 building greater than or equal to 50,000 gross square feet
- 2 or more buildings (same tax lot) together greater than 100,000 gross square feet
- 2 or more buildings (in condo ownership) together greater than 100,000 gross square feet
View the full list of covered buildings at http://www.nyc.gov/html/gbee/html/plan/ll87_covered_buildings_list.shtml
Step 1: Determine if property is subject to LL88
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GETTING STARTED Step 2: Determine if the property is exempt
- Small residential housing exempt (1-3 families, no report required)
- Residential uses exempt (must file documentation of exemption)
- House of worship exempt from lighting upgrades (must comply with metering and must document lighting exemption)
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DOING THE WORK
Step 3: Determine who will be the compliance administrator
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- Someone responsible for complying with other city laws
- Someone dedicated to complying with LL88
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DOING THE WORK: LIGHTING
Buildings come into compliance during turnover / space renovations.
Track renovations and make sure to upgrade spaces not renovated.
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DOING THE WORK: LIGHTING
Buildings that do not need to upgrade:
- Have lighting components that comply with July 2010 energy code or later - Have compliant areas within larger non-compliant areas that have closable
doors and/or permanent floor-to-ceiling partitions
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T-5 Fluorescent lights with occupancy sensors installed in a warehouse
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DOING THE WORK: LIGHTING
Step 4: Create a tracking document - Create a list of all areas of the
building, including:
- landlord shared spaces (such as lobbies, back of house spaces such as mechanical areas, stairwells)
- all tenant spaces
- List any lighting upgrades after 2010 and year of DOB filing
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DOING THE WORK: LIGHTING
Step 5: Develop an Upgrade Plan
Develop a plan to renovate during tenant occupancy if: - No lighting upgrades are
executed during lease turnover
- Current lease expires after January 1, 2025
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DOING THE WORK: LIGHTING
Step 6: Work lighting upgrades into your standard lease
- Better to upgrade during turnover
- Retrofitting lighting during occupancy is more expensive
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DOING THE WORK: LIGHTING
Step 7: Consider hiring a lighting consultant There are two components to energy code lighting standards: - Lighting power densities: watts of lighting per square foot
- Lighting controls: switches, sensors, timers, etc. A lighting consultant can determine if you can:
- Comply with today’s lighting power densities by simply swapping existing light bulbs for LED lights
- Install new lighting controls simply by swapping out light switches
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DOING THE WORK: SUB-METERING Step 8: Assess what meters the building currently has!!An existing building may have:""- One Con Ed master meter for the entire building
(one bill paid by the building)""- Multiple Con Ed “direct” meters for spaces throughout the building
(paid directly by the owners / lessors of those spaces)""Either of these kinds of buildings can also have sub-meters (not controlled by Con Ed) for smaller spaces."
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DOING THE WORK: SUB-METERING
Step 9: Develop a meter installation plan - Each tenant space
greater than 10,000 gross square feet
- Entire floor greater than 10,000 gross square feet leased to 2 or more tenants
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DOING THE WORK: SUB-METERING
Step 9: Develop a meter installation plan Option 1 - Install meters as leases become due Pro: Staggered spending Con: Does not allow for cost savings in bulk purchasing of meters Option 2 - Install meters all at once Pro: Cheaper overall Pro: Allows for multi-channel meter option Con: Disruptive for tenants Con: Requires more capital
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DOING THE WORK: SUB-METERING Step 10: Decide what type of meter you will use
Manual Meter - Traditional meter
- Someone must walk
through the building to manually record readings
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DOING THE WORK: SUB-METERING Step 10: Decide what type of meter you will use
Automatic Meter
- Can communicate with local building network or the cloud
- Can electronically deliver billing directly to tenants (if integrated correctly)
- Owners must install cabling throughout the building
- Cost of cabling can vary
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DOING THE WORK: SUB-METERING
Step 10: Decide what type of meter you will use
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Multi-Channel Meter Single Channel vs. Multi-Channel Meter - Single-Channel meters
are most common
- Multi-Channel meters can read power usage from 2-16 electric services
- Multi-Channel meters are very cost effective
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DOING THE WORK: SUB-METERING
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Meter Pros Cons Economic Effects
Manual - Common - Least Expensive - If already installed,
purchase same brand to save time
- Professional must read meter
- Delays bills/statements and tenant reaction to bills
- Extra labor costs to read meter
- Installation costs
Automatic - Direct reporting to cloud
- Run through cable or wireless
- Usage can be available in real time
- Installing cable can take up space and time
- Cost of cable installation can vary
- Meters cost 10% more than manual
- No labor cost to read meters
Multi-Channel
- Easy to install all at once
- Can read 2-16 locations
- Challenge to implement on pre-existing channels/meters
- Disrupts tenants
- Overall purchase, installation, and commission is cheaper than individual meters
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DOING THE WORK: SUB-METERING
Step 11: Adjust standard leases Leases signed now should address:
- Metering - Energy bills - Costs
Indicate in lease deal:
- If owner or tenant will pay for meter and installation
- That owner needs access to tenant space to asses metering and lighting compliance for LL88
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DOING THE WORK: SUB-METERING
Step 12: Provide tenants monthly statements REQUIRED Provide monthly statements showing electricity use (January 2025) Each tenant must receive a statement of their own energy use OPTIONAL Provide tenants’ energy consumption data in real-time
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SUBMIT YOUR REPORT
Step 13: Submit your compliance report Reports are due (on or prior to) January 1, 2025, certifying: - Upgrade of lighting system
- Installation of sub-meters
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CONGRATULATIONS!
YOU COMPLIED WITH LOCAL LAW 88!
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