Category Archives: Energy Management

Top 4 Tips to Run an Effective Board Meeting in Under 60 Minutes By Tina Larsson, The Folson Group

The Folson Group

One of the disincentives that keeps good, qualified people from joining their building’s condo or coop board is the demand on the board member’s time. Work in between meetings can generally be done at your discretion, but the meetings themselves are at a set time and day, and can often be long, contentious, drawn out and just plain borrrr-iiiing!

Read https://www.brickunderground.com/blog/2014/11/four_tips_for_improving_your_board_meetings   for additional suggestions.

We have heard of many building’s meeting that consistently lasts three hours or more. That’s insane! No one can possibly concentrate that long or be effective. In time, people begin to dread the meetings, and members become resentful and less inclined to participate fully in the board’s overall functioning. Here are a few simple tips to tighten up your meeting, make it more efficient, more effective, and possibly even more enjoyable!

1. Have every meeting at a set day and time. That is, instead of spending time at every meeting trying to find a date that “works for everybody,” have a consistent schedule so that people will automatically have the day and time saved. Say, the third Tuesday of every month at 6:30pm. This keeps people available and so you’re more likely to have a quorum, and it lets them know well in advance how to plan their personal schedule, and also keeps people from “forgetting” that the meeting was “tonight”!

2. Be sure that everyone works during the month. That means committees, special projects, routine matters, etc. People can talk/text/email about what they are doing, and topics for discussion can presented via email so that everyone can review, prepare and be ready for the meeting, and not waste time “getting up to speed.” As Steven P. Covey said in his book “The 7 Habits of Highly Effective People,” be proactive. In many cases, especially simple matters, votes can be conducted through email (and just ratified and memorialized in minutes at the actual meeting).

3. Keep extraneous talk to a minimum and avoid “side-bars” and private conversations. It’s rude, disruptive, and keeps business from being conducted. People can talk about their vacations, grandchildren, how smart and important they are, on their own time: you can still have a friendly and warm meeting while sticking to business.

4. Maintain control of the meeting. Reasonable questions, of course, should be heard, but questions for the sake of delay, argument, and the love of one’s own voice should not be tolerated. It is up to the president to maintain firm, but fair, control of the meeting. When the facts are laid out, a vote is called, tallied, and that’s it, end of discussion, and on to the next item.

Follow these simple tips and have a happier, more convivial and more effective meeting and board!

If your co-op or condo board would like other tips on how to run a more efficient building, The Folson Group provides alternative property management services that helps buildings and boards run more efficiently and can save you up to 40% on the fixed operating costs. Email us at info@thefolsongroup.com or call us at (917) 648-8151 to find out more.

http://www.thefolsongroup.com/

 

Need To Save Energy? Lighting Is A Sure Winner

For many building owners and managers, effort is being made to prepare for the return to “normal”. Rules are loosening and there is the general feeling of optimism that people will soon return to their offices, stores, movie theaters, etc. While it is a separate debate about whether this will happen, many business owners are now gearing for occupancy again. And given the harsh truth that for most businesses it will take time for revenue to return to pre-pandemic levels, it will be crucial to reduce costs. One good way is to reduce energy waste, as energy rates are rising beyond inflation.

A great low hanging fruit to save energy costs is to convert your current lighting stock to light emitting diodes (LEDs). You’ve probably heard of them and, yes, they do produce the same or more light using much less energy, one-tenth the power of halogen lights, one-quarter the electricity of incandescents, less than half compared to fluorescents. LED lamps can be controlled (color temperature, dimness, etc.). Prices have dropped as their market has grown recently. Switching to LEDs is such a good deal that many utilities and agencies are cutting back or eliminating LED incentive programs. Paybacks are so good, why should they spend money on such programs and not other programs?

And there are other things to consider when considering lighting.

Are you lighting critical operations properly? Might you be under- or over-lighting certain areas? For example, I performed an energy audit and when I walked into the office, I was blinded for a couple of seconds, the office too bright. I recommended the company de-lamp; remove some critically-placed tubes. The area was still well lit, yet they saved energy costs (the best energy-saving light is the one not on if unneeded).

Once you decide to replace your current lights with LEDs, you need to take a close look at your ballasts, the equipment that holds your tubes. They use electricity. Do they do so efficiently? Are they compatible with the LED tubes you wish to procure? Many old ballasts damage new LED tubes and suppliers will insist they be replaced or their warranty will not be valid. It’s in your interest to upgrade, if it will lengthen their lifetimes.

Another area to consider is lighting controls. As mentioned above, the most energy efficient lights are those that are off when not needed. Timers turn on and off lights at times of non-occupancy, more than making up their cost. Occupancy sensors turn on and off lights depending on occupancy of the space, ensuring lights are used only when people are present. These are inexpensive alternatives for solid energy cost savings.

Back to LEDs, another significant advantage to switching is that LEDs last much longer than fluorescent or halogen lights. LEDs use less electricity and, therefore, generate less heat, causing less damage. Many LED lights have warranties for 7-10 years, while fluorescents often last only 2-3 years. This means more work for your O&M staff, taking them away from other, important projects, just to change a light bulb. Therefore, if you have lights in hard-to-reach places, LED lights would really be beneficial here. And by taking fewer trips up and down the ladder or cherry picker, health risk drops, too.

Finally, LEDs are “cool” in two regards. They use less electricity and thus, emit less heat, reducing a room’s heating load. In some cases, switching to LEDs reduces the fuel used for heating a building or space by 2 to 3%. And LEDs are particularly good for providing lights at low temperatures, even well below freezing.

Good luck in trying to reduce your energy usage and costs as you return to “normal”. Do a thorough analysis of your energy and lighting needs. Consider upgrading to LED lights and other tips, too. If you do decide to do so, do it soon – before incentives disappear.

CCES has the experts to help you assess your total energy needs and lighting needs and recommend beneficial changes to save you energy costs and still provide for your staff and customers. Contact us today at 914-584-6720 or at karell@CCESworld.com.

Give Your Energy Systems An Annual Checkup

Going to the doctor for your annual check-up is smart because even if you feel well, the examination can catch problems before they become serious. One certainly would like to know and take small steps to control high blood pressure or cholesterol which you may not “feel”. Similarly, your operational systems, and specifically those involved in energy may appear to be operating well. You press the ON button, and the equipment works. However, energy systems degenerate over time and they need regular check-ups to not only continue reliable operation, but also to know when to replace them.

Why you need to check on your energy system regularly:

Hard work and time. Your systems that use energy, like your boilers, chillers, etc., work hard, over long periods of time. And in most cases, under far from ideal situations, such as high temperatures. Assume that even though they are operating proficiently (delivering to you the heating, cooling, light, mechanical power you need), that they lose efficiency and effectiveness over time. Therefore, it is a good idea to give your systems an annual checkup every year by a professional in the field. Ensure that the components of the equipment are still in good operating shape and there is minimal degradation. Besides the individual components looking and operating properly, look into the system as a whole. Is it working together effectively? This includes controls. Your equipment should be operating well together with one another. Again, the annual check should include runs of your entire system with proper monitoring readings to ensure that not only is the ultimate job done by the equipment (i.e., heat or cool a space, etc.), but that the individual components are regulating matters properly. Therefore, for a boiler system, one needs to monitor temperature, air and fuel feed rates, O2 and CO2 levels to ensure all is in order.

Your changing needs. You purchased that equipment for certain anticipated needs. Are these assumptions still true? Did the growth that, perhaps, you planned for come through? Perhaps you even contracted (certainly true for many in the age of COVID). And of course, changes in operation must be implemented suddenly (also, in many cases, because of COVID). So therefore, it may be necessary to change the way you operate equipment to adjust for changes. Is your equipment ready to change its operation to adjust to necessary changes? This is another reason to have a “checkup”.

Why wait for a checkup? Monitor key activities. Nobody wants to be poked with needles to take blood and all. But are there devices to monitor key factors to indicate potential problems even before a checkup? Consider installing technologies to monitor factors, such as fuel usage and energy generation continually throughout the year to assess the effectiveness of your equipment. This can enable you to perform repairs or replacements of certain equipment before they “go down”, which always seem to happen when we least can afford it, right? This is another example of an investment to reduce the risk of problems and failures down the road like regular health checkups achieve, as well.

So as the heating season is wrapping up, consider giving your equipment a “checkup” shortly and take a holistic view of that system one takes for granted, the equipment that uses energy to supply, heating, cooling, light, movement, etc.

CCES has the experts to help you manage your energy systems, whether it is auditing to determine ways to save energy usage and cost or the upkeep of your equipment. Contact us today at 914-584-6720 or at karell@CCESworld.com.

Focusing The Power of Finance for Sustainability

If 2020 taught us little else, it taught us that life and the global economy are vulnerable to the forces of nature. Proof is the COVID-19 pandemic which reduced life expectancy in the U.S. by one full year in just a year’s time. And it clearly damaged and set back so many sectors of our economy. Imagine the impacts of global upheavals of nature should we not be sustainable and climate change impacts farflung economic sectors.

At a recent conference, Mark Carney, UN Special Envoy for Climate Action & Finance and a former Governor of both the Bank of Canada and the Bank of England, says finance can play a pivotal role in addressing the climate crisis, focusing on three points:

First, Mr. Carney argues that now is the time to lay the groundwork for a more sustainable financial system to address climate issues while also preparing for sustainable growth.

A new organization, The Network of Central Banks and Supervisors for Greening the Financial System has grown to over 70 central banks, with the US Fed having announced its intention to join. This would enable 80 – 85% of global GHG emissions to occur in areas with regulators in this organization. This enables a consistent approach to investment and strategies.

The signatories to the United Nations Framework Convention on Climate Change (UNFCCC) asks each nation for concrete commitments to follow the terms of the Paris Agreement, like reducing GHG emissions and assisting poorer countries to grow sustainably. Mr. Carney sees this as a cycle. These commitments provides the opportunity for certainty and planning of projects and financing, which better enables success in such initiatives, which leads to meeting climate goals.

Second, is how can market forces be used to make headway in solving the climate crisis. As has been said, a forest has no market value until the trees are chopped down. What can change to encourage (financially) forests from not being chopped down, for instance? Mr. Carney believes that strengthening the carbon offset market can be such a vehicle.

The third factor revolves around risk. The financial sector needs to quantify risk and put their money behind opportunities of excellent projects and avoid funding those that add risk in terms of climate. Quantification of risk and reward, of course, cannot occur without open, public determination of and reporting of climate change risks.
If these issues can be resolved, then Mr. Carney is optimistic that the market will drive climate solution in a successful and beneficial way.

And finally, we are seeing in the US major moves and discussions led by major financial sector leaders (i.e., BlackRock) that climate change is the pre-eminent issue of our times with great human and business implications.

CCES has the experts to help your firm find its footing with Climate Change and sustainability and begin to assess technical risk. Contact us today at 914-584-6720 or at karell@CCESworld.com.

An Improved Way to Recycle Silicon in Solar Panels

Solar panels to generate electricity or hot water is increasing in popularity. It is now becoming economically viable as the cost to make solar panels have dropped in recent years, incentive programs are reducing projects’ costs, and concern over and plans to reduce greenhouse gas emissions are growing again. However, one concern that may hurt the solar panel industry is a potential future shortage of silicon and the resulting high cost in the future.

One future source of solar for the increasing market for panels is old panels themselves. Solar panels tend to undergo a reduction in their efficiency in producing electricity over time, making it economically feasible at a certain point (usually 25 to 30 years) to take down operating panels and replace them with new, more modern, and efficient ones. However, silicon waste management is a controversial issue. Can silicon be retrieved from old, degraded panels and recycled and re-used again to replenish the supply and control costs?

Scientists at the Skolkovo Institute of Science and Technology in Moscow have developed a methodology to convert silicon into silicon oxide nanoparticles, which can then more easily be recycled and avoiding significant waste. Their findings were published in the journal ACS Sustainable Chemistry & Engineering.

Bulk silicon from used panels is converted into nanoparticles using hydrothermal synthesis in an aqueous (ammonia) environment in a relatively simple, controllable, and inexpensive process. Temperature and hydrolysis time to form the nanoparticles are the key parameters of the method.

This research, which the researchers believe can be operational by the end of this decade, allows the elimination of a controversial waste management of silicon by developing an environmentally safe recycling of silicon and creating silicon oxide nanoparticles which can be used to create new, effective solar panels or other uses.

CCES has the experts to help you assess whether renewable power is cost-effective and a plus for your company and project manage the implementation of whatever strategy you choose to ensure you get good workmanship and the full energy benefits of the technology. Contact us today at 914-584-6720 or at karell@CCESworld.com.

Follow The Money To Reach Climate Change Goals

2021 ushers in a new Administration in the US, whose leader declared on his first day in office the importance of Climate Change and that the US will quickly re-enter the Paris Accords and attempt to be a leader in the movement. Perhaps an even stronger movement for addressing Climate Change has happened gradually over the last couple of years, the movement of major corporations and money managers to understand the business risks of Climate Change and the need to address the issue. Laurence Fink, the head of the major global money management firm, BlackRock, which manages about $9 trillion, wrote letters to the world’s C.E.O.s with the urgent message that Climate Change will be “a defining factor in companies’ long-term prospects.” And “We are on the edge of a fundamental reshaping of finance.”

The letter had a quick impact, as a number of major firms developed and communicated strong Climate Change goals within months, such as Microsoft becoming carbon negative by 2030 and Delta Air Lines, impacted greatly like the whole airline industry by the pandemic, announcing its goal to be carbon neutral in 10 years even though they believe this to be a $1 billion effort.

The COVID-19 pandemic could have been an excuse to ignore these warnings about Climate Change and encouragement to be sustainable, but instead investment in companies perceived to be “green” or will help others be more sustainable grew, such as sustainability-oriented mutual funds. This is making “green” investing more profitable.

Mr. Fink went further, requesting companies develop specific plans to reduce greenhouse gas emissions greatly and be more sustainable, hinting that BlackRock may shift investment monies or even request changes in leadership of companies that are not sufficiently engaged in the process.

BlackRock is looking to develop a metric for public equity and bond funds to evaluate their companies and whether they have feasible, explicit Climate Change goals and the degree funds invest their money in “green” or in fossil fuel enterprises. For example, a number of large pension funds have, in recent months, divested billions of dollars from fossil fuel-oriented assets.

Mr. Fink’s letters have encouraged companies to plan for and work toward achieving net-zero greenhouse gas emissions by 2050. While achieving net-zero is terrific, this cannot be achieved without purchasing carbon offsets, investing in greenhouse gas emission reductions elsewhere. Unfortunately, the carbon market system is currently sketchy with few reliable auditing programs to confirm whether the reduction was really achieved and will continue in the future. This needs to be addressed.

The BlackRock letters have been criticized as showcase marketing, a shield against future actions, and hypocritical (BlackRock still invests tens of billions of dollars in coal-related companies). However, they certainly have and will have the impact of changing the topic of conversation in major corporations to seriously discuss their sustainability and Climate Change programs with serious planning and execution. Certainly if “big money” joins the movement to be more sustainable and properly address Climate Change, this will have a major positive impact on the movement worldwide.

CCES has the experts to help your company assess its greenhouse gas emissions and develop strategies to not only lower your your “carbon footprint” economically, but incorporate other sustainability operations to further save costs, improve efficiency, and benefit the planet. Contact us today at karell@CCESworld.com or at 914-584-6720.

USEPA Announces 2020 ENERGY STAR Top Cities

The USEPA recently unveiled its annual ENERGY STAR Top Cities list of 2020, showing which US metro areas earned the most ENERGY STAR-certified buildings in 2019. They ranked the Top 25 Cities overall, the Top 10 Mid-Size Cities, and the Top 10 Small Cities. See: https://www.energystar.gov/buildings/topcities

In 2019, the USEPA updated its ENERGY STAR scoring models to make them more stringent, partially as they reflected the improved energy performance of the overall US commercial buildings. ENERGY STAR scores are based on a 0 to 100 median system. Despite the more stringent criteria, over 5,600 buildings earned ENERGY STAR certification. According to the USEPA, they saved over $1.4 billion in energy costs and prevented the emissions of nearly 5 million metric tons of greenhouse gases. The tough standards caused a number of previously ENERGY STAR-certified buildings to drop out of ENERGY STAR status, as many dropped below the criteria of 75. The USEPA noted that many such buildings went on to incorporate upgrades to enable them to go back over 75 again and bring back their ENERGY STAR status.

Los Angeles earned 1st place with 546 ENERGY STAR-certified buildings. Washington, D.C. finished in 2nd place; San Francisco, Dallas, Atlanta, Chicago, and New York came in 3rd through 7th place this year, the latter with 200 ENERGY STAR-certified buildings in 2019.

Among mid-sized US cities, the top 5 ENERGY STAR metropolitan cities were San Jose, CA, Provo, UT, Des Moines, IA, Raleigh, NC, and Louisville, KY with 274 ENERGY STAR-certified buildings between them. The top small US city was Jackson, MI, with 50 ENERGY STAR-certified buildings by itself, 1 building for every 670 people. These buildings saved their owners over $1.1 million in energy costs.

In total, nationally, since 1999, over 36,000 buildings have earned ENERGY STAR certification. Their energy upgrade projects implemented to earn the award has brought their owners significant, continual energy costs savings for many years.

CCES has the experts to assess whether your building may already merit the ENERGY STAR award. If it does not meet the criteria, we can recommend strategies to be more energy efficient and earn the award, what each strategy costs, and what the cost savings will be. Contact us today at karell@CCESworld.com or at 914-584-6720.

6 Skills To Get Your Ideas Implemented in 2021

You are probably a smart person and perhaps head up a group or department and have put together a program to advance the group or your company in 2021, based on that knowledge of yours. But getting the program actually implemented may take a different set of skills from what you learned in school. However, much of your experience can be adapted to enable you to do better in these “soft” skills. Developing these skills and using them to get your ideas implemented may well dictate how 2021 goes for you.

1. Think Outside the Box, suggesting novel ways to implement a project, is sometimes scary to the environmental or energy professional. But this can be achieved by really understanding the concepts you wish to implement and seeking alternative ways to meet the goals. What do other businesses or industries do in similar situations? Don’t be afraid to share your thoughts with others who you believe think creatively and work with their ideas to see if it can work to meet your final goals.

2. Persuasion. It is normal that any idea – novel or conventional – will have naysayers worried about its effects. Convincing them to go along (or at least not oppose) a project is part of implementing an idea. While there is no successful standard method, studies show that demonstrating reciprocity and consensus are most successful. Put another way: people do not like to be sold on something, but they do like to buy.

3. Honest Communication. It is critical to communicate your idea to all those that may be impacted by it and honestly show the benefits for the individuals involved and the company as a whole, as well as the “warts”, some of the growing pains in implementing the idea and the risk of downside or failure. Glossing over the negative will not only raise suspicion of others about your idea and cause you to lose future credibility.

4. Communicate by Story. Not only is it important to communicate and do so honestly, but also how one gets a point across most effectively. Studies show that story telling is a powerful way to communicate and motivate your stakeholders. Instead of saying: “This is where we are in the project today. Last week we did this….”, try to describe the process with stories about how the equipment was purchased, how the contractors did their work, why the project will be successful, what the benefits will be, etc. You still are communicating the timeline; yet you are doing so in an engaging way that will get the audience involved and root for a positive outcome.

5. Ability to Adapt; Resilience. Perhaps the greatest constant in the future is change. Your ideas developed in 2020, accepted for incorporation in 2021 may have to change due to many factors (the pandemic, the election, the economy, etc.). You need to be able to anticipate changes – even from month to month – and be resilient to modify your idea or its implementation so that it seamlessly works and still benefits all.

6. Passion vs. The Steady Hand. It is important that you be a passionate advocate for your idea, demonstrating your belief that it will benefit your company or people. If YOU don’t have the passion, how can you expect others to? On the other hand, it is critical to show a steady hand, that this idea was well thought out, negative outcomes anticipated, risks lowered, and potential benefits maximized. You need to anticipate and address change, risks, and time snags so as to constructively move forward on your idea.

These 6 items are not easy to master. However, improving in these areas will make it easier to implement your idea and further your ideas in the future and bode well for your and your firm’s future.

CCES has the experts to help you implement many good energy and environmental projects. Besides the technical expertise, our experience in project management allows projects to be implemented smoothly with proper communication among all stakeholders. Contact us today at 914-584-6720 or at karell@CCESworld.com.

IRS Section 179D Tax Deduction For Energy Upgrades Made Permanent

It took some time, but Congress finally passed and the President signed into law the permanent extension of IRS Code Section 179D as part of the recent COVID relief bill. Owners of commercial buildings can again and permanently receive federal tax deductions for approved, successful energy upgrades. See: https://uscode.house.gov/view.xhtml?req=(title:26%20section:179D%20edition:prelim)

Section 179D first went into being in 2006, offering federal tax deductions for commercial building owners who implement upgrades of interior lighting, building envelope, and/or HVAC systems, at a rate of $1.80 per square foot (sf) for all three or $0.60 per sf for any one of these. The code lapsed at certain points and Congress was slow to reauthorize it several times, resulting in gap years during which such deductions were unavailable and general confusion about its effectiveness. In recent years, this federal tax deduction for energy upgrades was not in effect.

However, effective now the $1.80 per sf tax deduction for energy upgrades is permanent, will not need to be reauthorized, and will grow each year by the inflation rate. This tax deduction is available to owners of existing commercial buildings who upgrade the interior lighting, building envelope, or HVAC systems that reduce the building’s total energy and power cost by 50% or more in comparison to the minimum requirements set by ASHRAE 90.1-2001 (for buildings and systems placed in service before January 1, 2016) or 90.1-2007 (for such buildings and systems after that date). Energy savings must be modeled and calculated using approved software. See: https://www.energy.gov/eere/buildings/qualified-software-calculating-commercial-building-tax-deductions Federal tax deductions of up to $0.60 per sf are available to building owners which meet the criteria for any one of these three areas. And this tax deduction is retroactive to upgrades that occurred before the 179D was reauthorized.

In addition, the ASHRAE standard for which a reduction will be compared will change. A project will be compared to the ASHRAE standard that was in existence 2 years prior to the start of construction.

For more information on Section 179D and any potential tax deduction, speak to your tax professional. CCES has the experts to perform the technical elements of an energy upgrade that may be eligible for the Section 179D tax deductions. Contact us today at 914-584-6720 or at karell@CCESworld.com.

Will 2021 Be the Year Big Finance Goes Forward on Climate Change?

In a recent report, the Board of Governors of the Federal Reserve acknowledged for the first time the impacts of Climate Change on financial markets and overall stability, doubling down on a recent statement by Chairman Jerome Powell that the Federal Reserve is “actively … getting up to speed” on Climate Change risks and its impacts to the financial system. The Federal Reserve distinguishes between sudden shocks to financial conditions and long-term, gradual changes. The recent report notes that Climate Change risk is a combination of shocks that result in economic vulnerabilities over time, which are difficult to research and measure.

In the Federal Reserve’s view, acute hazards, such as storms, floods, droughts, or wildfires, can quickly change future economic conditions or the value of assets which could result in significant financial instability. In addition, public perception of risk could affect perceived values, too.

The Federal Reserve proposes several changes to address Climate Change risk, such as:

• Insisting on increased measurement and disclosure within financial markets and investors to improve climate risk pricing and reduce asset price volatility

• More research on the relationships between climate, the economy, and markets to improve predictability of Climate Change events and effects

• More planning on adapting to the physical effects of Climate Change through technologies and policy changes, to reduce physical risks of Climate Change.

2020 is also the year that momentum rose in the Security & Exchange Commission (SEC) to take more seriously Environment, Social, and Governance (ESG) issues of private companies. SEC Commissioner Allison Herren Lee wrote in an op-ed that the SEC is obligated to consider Climate Change in investment decisions, as it affects “… the livability of the planet.”

The first step in effectively addressing these issues is to develop consistent reporting standards for ESG. Recently, the International Federation of Accountants proposed a board – expected to be formed in 2021 – to develop new international sustainability standards to determine necessary measurements and reporting standards for different industries or company types.

It is likely that President Biden-selections to replace senior officials in the Federal Reserve and SEC in 2021 will likely push this process along more vigorously.

CCES has the experts to help you form and execute a useful Climate Change program to determine goals and progress and inform your stakeholders. Contact us today at karell@CCESworld.com or at 914-584-6720.