This building features a combination of sub-metered tenants and tenants whose electricity costs are included in their rent. For tenants with electricity bundled into their rent, sub-metering is typically absent, making it harder to track and manage their energy consumption. These non-sub-metered tenants are a key focus of Local Law 88 and Local Law 97, as the lack of accountability for energy usage often results in inefficient practices. Addressing this issue is critical to improving overall energy efficiency and ensuring compliance with these regulations.
Our team conducted a thorough survey of the tenants in accordance with Local Law 88 (LL88) and Local Law 97 (LL97) guidelines. The existing sub-meters relied on outdated high-voltage CTs and required manual readings. Manual data collection not only increases the risk of human error but also poses challenges for achieving accurate and reliable compliance with LL88 requirements. To meet compliance standards effectively, automated meter readings are strongly recommended over manual methods.
The building staff played a crucial role in the success of this project by installing a dedicated Modbus data highway. In just a few days, they efficiently ran twisted-pair cabling through 40 floors of electrical closets. This infrastructure allowed our team to remotely configure all meters seamlessly via the Modbus network, connecting them to our centralized data acquisition hub for streamlined energy monitoring and management.
Building owners are required to report their annual carbon footprint in compliance with Local Law 97. Each building’s greenhouse gas (GHG) emissions limit is tailored to its specific tenant profile. Exceeding this limit can result in hefty penalties of $268 per square foot for each unit of excess emissions.
Our GreenConnect system empowers clients to identify which tenants are surpassing their GHG limits, providing actionable insights to initiate discussions on improving energy efficiency and reducing emissions.
Local Law 97 introduces the risk of significant fines for buildings that exceed their greenhouse gas (GHG) emissions limits. To address this, the Department of Buildings (DOB) has established a “Beneficial Electrification” policy, which recognizes energy usage from technologies like Cold Climate Heat Pumps (ccHPs) as a way to reduce GHG scores. Buildings that implement ccHPs before 2027 may use the electricity consumed by this equipment to offset their LL97 emissions calculations and avoid potential penalties. Our GreenConnect reporting services, powered by sub-metering data, streamline the process of tracking and reporting Beneficial Electrification to ensure compliance.
Although there is no direct funding specifically for sub-metering services, we successfully offset some compliance costs through NYSERDA’s Onsite Energy Manager Program. This program helps reduce the expense of having an onsite energy manager, enabling compliance studies for Local Laws to identify cost-saving opportunities. For this project, we uncovered and secured funding for Local Law 11 upgrades, ccHeatPump installations, and lighting controls to date, helping our client achieve compliance while optimizing energy efficiency.
To help building owners meet compliance more flexibly, NYC is introducing a carbon trading market, where owners of energy-efficient buildings that emit less than their allowable carbon limits can sell their surplus credits to those who exceed theirs. This market incentivizes energy efficiency and provides a pathway for buildings with high emissions to avoid steep fines while transitioning to compliance.
LC Associates and its GreenConnect Service will be in a unique position to leverage the NYC Carbon Trading market.
Surveyors will count the amount of lighting in a specific space in your building and then divide it by the square feet of that space.
The surveyor will also categorize the space into one of the DOB categories (i.e. exam room, general office, kitchen, conference room, etc)
Surveyors will count the amount of lighting in a specific space in your building and then divide it by the square feet of that space.
The surveyor will also categorize the space into one of the DOB categories (i.e. exam room, general office, kitchen, conference room, etc)
Covered buildings must send a sample environmental impact report to the DOB. These reports must be given to the tenants each month. Among other information, the tenant must be made aware of their contribution to green house gas emissions.
Occupancy and daylighting controls must meet minimum NYECC specifications. One of which is that they cannot be overridden by the tenant. Many controls that we found are able to be overriden.
The DOB has assigned Green House Gas emissions limits for each space type. Building Owners must survey their building and categorize each space into a specific category. For example an examination room, a laboratory, conference room, general office, etc.