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This Presentation will start at 11AM PST

Benchmarking and Multi-Family Buildings
Februrary 21, 2012

Introductions The Heschong Mahone Group, Inc
Consulting on energy efficiency for buildings Based in California: Headquarters in Sacramento region Offices in Bay Area and San Diego region Expertise in multifamily energy efficiency program implementation throughout California

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Choose audio mode Type Questions Questions will be taken at the end, in the order received

Sponsored by PG&E With support from the
“PG&E” refers to Pacific Gas and Electric Company, a subsidiary of PG&E Corporation. © 2010 Pacific Gas and Electric Company. All rights reserved. With support from the SMUD Home Performance Program – Multi-Family: October 2009

Program Description Public service program Cash Incentives
Energy Design Assistance Project Roundtable Educational Opportunities Program Coordination Facilitate energy efficient design and construction in new multi-family housing through cash incentives and design assistance Facilitate energy efficient design and construction in new multi-family housing through cash incentives and design assistance Deep energy savings Projects must exceed Title 24 by at least 15% Escalating incentive structure Provide free ‘project roundtables’ Provide free ‘design assistance’ Transform the market Conduct trainings Coordinate with other programs

Eligible Customers Multi-family buildings in PG&E service territory:
3 or more attached units New construction Exceed 2008 Title 24 Standards by at least 15% Submit complete application package prior to construction start Complete construction and verification by December 31, 2015 * Please contact HMG if you are unsure of the eligibility of your project.

Incentive Information
Developer Incentives: $100 per unit plus incremental incentives based on energy savings HERS verification incentive: $60 per unit (max of $12,000 per project) Energy Consultant Incentives: $50 per unit (max of $10,000 per project)

CMFNH Webinar Series 2012 Schedule
Date Topic Today Benchmarking and Multi-Family Buildings April 17 ENERGY STAR v3: The Impact on Multi-Family Buildings June 19 Post-Construction Energy Efficiency: Continued Savings Through Maintenance and Tenant Behavior October 16 Heads Up: What the New Title 24 Means for Multi-Family To register:

SMUD Home Performance Program - Multi-Family
SMUD HPP-MF SMUD Home Performance Program - Multi-Family January 2011 10 Funded by: ‘Shovel-ready’ program: Large Cash Incentives Energy Technical Assistance Comprehensive Assessment Building Energy Rating Program Coordination Facilitate energy efficient upgrades in existing multi-family housing through cash incentives and technical assistance Part of a statewide effort: Implemented by:

Program Contact Information 11 Toll Free: Website: Program Manager: Amy Barr, Plan Review Manager: Linda S. Murphy, Plan Review and HERS Verification: Keith Sage, Outreach & Education: Katie Eberle, Project Participation Coordination: Lauren Moreno, Project Participation Coordination: Ashley Heath, SMUD HPP-MF: Sophia Hartkopf,

Benchmarking and Multi-Family Buildings

What is Benchmarking? Tracking and comparing the energy and water use of similar buildings over a given period of time Measure relative efficiency of buildings Encourage efforts to improve efficiency Track energy use trends over time Help to justify financial investments and make informed decisions Time period or building type

Energy Management Source: Guidelines for Energy Management

Utility Costs in Multi-Family
National Apartment Association Survey of Operating Expenses In Rental Properties (2008), indicates that: Depend on building type and on property metering structure Source:

Controllable Expense Breakdown
Utilities make up the largest portion of controllable costs in multi-family buildings Master Metered Sub-metered Source:

Benchmarking Benefits
SMUD Home Performance Program - Multifamily Benchmarking Benefits October 2010 17 Prioritize personnel and financial resources Inform building evaluation and investment decisions Identify opportunities for energy savings (high energy use / underperforming buildings) Identity problematic buildings or time periods (anomalies due to system and/or operational issues) Evaluate past efficiency improvements Compare performance pre and post-retrofit Identify needs for further commissioning Document and be recognized for improvements in building performance

Benchmarking Benefits cont.
SMUD Home Performance Program - Multifamily October 2010 18 Example: Portfolio building comparisons BTU/SF/HDD Weather-normalized energy use intensity (EUI), by building Source: Enterprise Community Partners, GREEN & HEALTHY LIVING: Benchmarking Properties for Energy

SMUD Home Performance Program - Multifamily October 2010 19 Example: Prioritizing energy retrofit targets Electric Use (kWh/ft2/Month) Dec 2006 Mar 2006 Sep 2007 0.005 0.010 0.015 Source: Enterprise Community Partners, GREEN & HEALTHY LIVING: Benchmarking Properties for Energy

SMUD Home Performance Program - Multifamily Benchmarking Benefits cont. October 2010 20 Example: Evaluating/documenting retrofit project impacts (retrofit is blue line) Source: Enterprise Community Partners, GREEN & HEALTHY LIVING: Benchmarking Properties for Energy

Results of Benchmarking
Potential results of benchmarking include: Improved energy performance Reduced operating expenses Better operation and extended life of equipment Labor cost savings Tenant comfort and satisfaction Increased asset value Marketing benefits

Policy Context

California’s Benchmarking History
Executive Order S-20-04, December 2004 20% reduction in State building energy use between 2003 and 2015 Assembly Bill 1103 (AB 1103), October 2007 Disclosure of energy use data at time entire nonresidential building is sold, leased, or financed CPUC Strategic Plan All residential buildings reach net zero by 2020 All commercial buildings reach net zero by 2030

More Recent Legislation
San Francisco Annual Portfolio Manager benchmarking Public posting of benchmarking data Roseville Energy audit prior to sale or exchange of a home Berkeley Green building rating checklist (GPR or LEED) Multi-family recommended to complete energy analysis San Francisco Ordinance requires annual PM benchmarking public posting of benchmarking data, disclosure to the DOE, and energy audits every five years in commercial buildings Roseville Prior to sale or exchange of a home, the home must have n energy audit to determine compliance with the energy conservation standards of the city Berkeley As of 2009, all commercial buildings of 10,000 square feet and residential buildings adding at least 1 unit must complete a green building rating checklist. It’s recommended that multi-family complete an energy analysis too

Other Legislation (Outside CA)
Austin, Texas – Energy Conservation Audit & Disclosure (ECAD) Ordinance, 2008 Multifamily properties with energy usage per square foot exceeding 150 percent of the average, reduce energy use by 20 % Disclose to prospective tenants that the property has been designated a higher than average energy use property New York, New York – Local Law 84 (Greener, Greater Buildings Plan), 2009 Multifamily buildings 50,000 SF and greater (and all public buildings) Benchmark energy and water performance annually using Portfolio Manger Public disclosure online beginning in 2013 for multifamily buildings (2012 for commercial) Seattle, Washington - Energy Disclosure Ordinance, 2010 Multifamily buildings with 5 or more units. Benchmark energy performance annually using Portfolio Manager Upon request, disclose information to tenants and prospective buyers, lessees and lenders

LEED for Existing Buildings: O&M
Required to either: Achieve EPA rating of at least 69 using Portfolio Manager Demonstrate that building’s in at least the 19th percentile for typical buildings of similar type using Portfolio Manager or USGBC’s supplementary calculator Use alternative method described in LEED reference guide 3 options 1: buildings eligible to receive EPA rating use PM, must achieve rating of at least 69. Option must be used if possible 2: buildings not eligible to receive EPA rating, must demonstrate EE in at least the 19th percentile for typical buildings of similar type by BMing against national median source energy data provided in PM tool or USGBC’s supplementary calculator as an alternative. 3: if not able to do 1 or 2, use alternative method described in LEED reference guide Also have to: Achieve an EE performance better than the minimum listed – escalating points awarded Have energy meters that measures all energy use throughout the performance period of each building to be certified. Must be based on actual metered energy consumption for both LLED buildings and all comparable buildings used for benchmark Full 12 months continuous measured energy data Calibrate meters within the manufacturer’s recommended interval

Green Communities: O&M
Enterprise 2011 Green Communities Criteria: Optional 12 points 8.4 Project Data Collection and Monitoring System Required to collect and monitor project performance data on energy, water, and healthy living for minimum 5 years Allow Enterprise access to this data Recommended to utilize EPA Portfolio Manager tool For sub-metered projects, collect utility release forms from a percentage of residents Source:

Utility Programs PG&E: Retro-commissioning program
To identify equipment and systems that could use improvements Benchmarking with Portfolio Manager is part of performance evaluation process PG&E Retro-commissioning program – IDs less than optimal performance in a facility’s existing equipment and control systems and necessary repairs or enhancements to save energy and cost. BM with PM is part of performance evaluation process – must enter data into PM as part of pre-screening to ID candidate buildings. Post verification, providers must train customers and staff on how to maintain measures implemented

SMUD Home Performance Program - Multifamily
Challenges October 2010 29 Data collection Gathering accurate, complete building information Accessing utility data Automatic data uploads Individually metered unit data Insufficient number of benchmarked multi-family buildings to enable meaningful peer building comparisons Tools Functionality and ease of use still evolving Difficult to gather complete information, especially in multi-tenanted buildings like multi-family buildings Some utilities have ABS set up, which makes it easier – just have to connect to them But even with that, when units are individually metered, can be difficult to collect all the data necessary to have utility auto upload, and to be sure have info for all units. If missing some, then benchmark is largely useless because not accounting for all energy use. Also difficult with mixed uses – if have some areas that are for dining or office, then get classified differently and will likely not be able to get an energy star rating PM is still relatively new, especially to MF. Is not entirely robust, but its simplicity helps to make it a more universal tool. The EPA is constantly making improvements to it, and as more people use it and they get more feedback, they’re able to add more user functions to it Biggest challenge with MF is that there isn’t a lot of BM data on it, so not able to get a rating. While it’s still a good internal tool to use in monitoring energy use, it’s difficult to easily compare to other similar buildings throughout the country. As will be discussed later, though, it seems like this problem might have a solution, as it seems like Fannie Mae has agreed to invest in benchmarking enough MG buildings so there’s sufficient data to provide an actual rating. Fran will get into this in more detail later.

Benchmarking Tools

ENERGY STAR® Portfolio Manager
SMUD Home Performance Program - Multifamily October 2010 Free, national tool regularly updated and improved (launched in 2000) Historic and ongoing automatic, utility-generated meter data upload available Eventually to include ENERGY STAR® scores for multi-family buildings (as currently available for commercial) Need database of multi-family buildings large enough for reasonable comparison Communicates with other tools already in use and under development (e.g Green Asset Manager Tool) Transfer/sharing of information Environmental Protection Agency (EPA) and Fannie Mae have an MOU to explore the development of a rating. Want to emphasize that its an exploration. EPA cannot guarantee that a rating will be released since there may be issues with gathering the data OR the data may show no correlation to creating a scoring system. If it turns out that a rating system is feasible, EPA will analyze the data and release a rating system in June 2013. Portfolio Manager had a rating system for commercial buildings, but did not have one for multifamily properties. 31 31

ENERGY STAR® Portfolio Manager
SMUD Home Performance Program - Multifamily October 2010 Steps to a Benchmarked Building Set up account Collect and input property data Building information Monthly energy use data Central / master-metered spaces Individually metered units Utilize tool Track, report, analyze energy consumption patterns Identify / prioritize buildings and projects Evaluate project impacts Overview of the process. We’re going to break it down step by step 32 32

Portfolio Manager Data Collection Worksheet
Multifamily Housing: Required: 20, Gross floor area (SF) Optional: Total number of units Total number of bedrooms Maximum number of floors in the tallest building/tower 6, Percent of square footage devoted to common area Number of laundry hookups in individual apartment units Number of laundry hookups in common areas Total number of dishwashers in all units 0% Percent of floor area that is cooled in 10% increments (10%, 20%, 30%, etc.) 98% Percent of floor area that is heated in 10% increments (10%, 20%, 30%, etc.) Gas Primary hot water fuel type ODH Resident population type (No specific type, Dedicated Student, Dedicated Military, Dedicated Senior/Independent Living, Dedicated Special Accessibility Needs, Other Dedicated Housing) Yes Government subsidized housing (Yes or No) 1. For high-rise multi-family projects, there is currently no rating standard accepted and adopted by the California HERS Providers. Those members of HMG’s staff, who are certified as HERS Raters and trained in high rise inspections, shall initially serve as the HERS Raters for high rise buildings. Until there are a sufficient number of C-HERS raters trained to perform high-rise inspections, HMG shall be responsible for the following High Rise verification related activities: Scheduling and performing all inspections and verifications that a normal C-HERS rater would otherwise perform. Ensuring inspections are completed on time by tracking key construction schedule dates. Continued collaboration with CHEERS and CalCERTS to refine the Multifamily High-Rise specific portions of their Registries. We have been in contact with CalCERTS about how to re-upload T-24 per asbuilt information that has been gathered from HERS verification for 2008 Standards. Usually what changes are typical the window NFRC Ratings and sometimes the R-value of the insulation. CHEERS has not yet refined the Multifamily High-Rise specific portions of their Registries. We are still working with them.

Login- Click on Register

Register an Account Fill out the red-asterisked boxes. Name and password cannot contain any special characters or spaces. An will be sent to you with your login info after you save your profile

Add a Property Log in to new PM account using username and password.
Click Access my Portfolio Go to My Portfolio Page This page displays a summary of the properties in your portfolio Add a facility by clicking “Add a Property”

Add a Property Select property type that best matches your facility

Add a Property Enter property info name, address, etc.
Red asterisked fields are required

Facility Summary Page After saving the info you will be taken to the Facility Summary Page

Adding Spaces to the Facility
PM uses space types to characterize a building for benchmarking. Your building may have more than one space type. Commercial/retail, offices, residential Definitions and more info on how space types are defined can be found in PM Online Help Section To add a space for the facility click on “Add Space”

Enter a name, select an appropriate space type and enter the “Effective Date”. This date which is construction completion date or date of the last major renovation. The Notice of Completion Date.

TIP: to get detailed descriptions of each space and its space attributes, click the HELP icon at the top right corner of the screen, select “My Portfolio” then “Managing Space Information” then “Space Use Information” and select the space type. This will give you the definition of the space and each space attribute, the default values and answers to frequently asked questions.

*Gross Floor Area N/A After adding and saving spaces you will return to Facilities Summary page. Start work on adding meters.

Adding Meters Click on “Add Meter”

Adding Meters Metering configuration info is being collected to help clarify the type of energy reported. The Metering Configuration can be set/changed from the Facility Summary Screen. More info Energy Star’s Set Metering Configuration Web page

Adding Meters Helpful to name the meter with Service ID number for later identification For units its usually kwh for electricity and therms for natural gas. Generation Method is grid purchase.

Adding Meters After saving the meter name you will be brought to a page where you can add meter entries. For meters that you are signing up for Automated Benchmarking System (ABS) DO NOT ENTER A START DATE

Adding Meters Once “DO NOT ADD METER ENTRIES” is selected, you will return to the “Facility Summary Page”. Add additional meters following the steps outlined. All energy used in the building must be accounted for by a meter, regardless of fuel type. This includes on-site generation. If you need to enter data for meters that will not be signed up for ABS, use the same process but: enter a start date for the collected meter data Click “Continue” Enter monthly usage and cost Gathering and Adding tenant meter data: 1. Have resident set up an on-line electronic account including meter number and password with the utility co. Use their account log in info to upload data. 2. Need to obtain written utility log-in authorization from resident to do this. Standard forms use. 3. The forms also have check box where resident can give Owner permission to set up an on-line account for them. 4. Alternatively can go through utility company to get access to the data. The resident can sign a form which then authorizes the utility to release data. But often the utilities will charge additional fees to the resident if the information is updated over a certain number of times a year To sum up the best way to get resident usage data is through an on-line account.

Automated Benchmarking Service (ABS)
Prior to enrolling in ABS, confirm that: All of the meters have been added to the facility profile You have obtained the Service ID Number for each meter Address info is spelled correctly Any manually-entered data has been deleted if historical data from ABS will be requested. (ABS will not populate meter entries prior to the most recent existing entry).

Click on My Portfolio

Click on Get Started Now Automatic Benchmarking

After you have selected your current provider a Terms of Use Agreement will appear on screen. You are agreeing to provide the utility with access to edit and view data within your account. This utility provider will only be able to access the buildings that they add directly into your account or the buildings and/or meters that you have explicitly assigned to them. You can de-authorize an energy service provider at any time by adjusting the automated benchmarking settings in you Portfolio Manager account.

You will not receive data from PG&E unless this option is selected.

Select the facilities for which you are authorizing data release. Check the box for the selected properties and click UPDATE LIST. Screen will revise to include the selected properties with a check in the box

You will not receive data from PG& unless the Read/Write box is selected Click on Continue when you have filled in the read/write boxes

Enter your address tne the Service ID number for each meter, hit CONTINUE

This returns you to ABS Console. The green bar at the tope will confirm the number of properties and meters that you have authorized for ABS. Authorization should be processed within 1-2 business days. Each authorized meter will received historical entries and be updated once per month. You can return to this page to change authorizations

If you are not receiving data from Automated Benchmarking Systems after 2 days, confirm the following: Correct Service ID number for each meter (10 digit number distinct from the Meter ID and the Account ID) Address spelling is correct ie San Francisco not SF Properties have been selected for authorization Read/write access has been selected If after 2 business days you are still not receiving data, please send an to PG&E which includes your username and list of the facilities and meters that require attention.

Portfolio Manager-Reports
Click on Reports and Analysis

Select a Report Template. If want to find out more about each of the report templates click Quick Reference Guides

The Quick Reference Guide shown here lists the data elements found in each of the 8 report templates. Shown here is Baseline Comparison and 2) Benchmark Performance

Shown here is 3) Current Facility Status and 4) Emissions Performance

Shown here is 5) Energy Performance and 6) Utility Cost Report

Water Performance Report and 8) Water/Wastewater Energy Performance Water data may have to be hand entered or uploaded from excel CVS file

Shown here is a Utility Cost Report-DATA TABLE Note Reporting Period has to be entered Locations has to be entered This can be downloaded into Excel CSV PDF XML

We saw the Utility Cost Report Data table in previous slide If we click “View Graph” it will translate data into a graph presentation

This slide shows the Benchmark Performance slide. Select Reporting Period Indicate which buildings Indicate which data want shown in the Columns inc Facility Name Source EUI (kbtu/sf) Site EUI (kbtu/sf) Natl Average EUI % diff from Natl average

Portfolio Manager-Custom Reports

Custom report lets you design your own report template. Just click and drag metrics in left hand column over to the righthand column, My Custom Template

Wegowise Look at some proprietary software systems which offer an array of reports both building-specific and portfolio wide analyses This graph compares 3 different properties’ heating energy usage from

Wegowise This graph maps out all the buildings in a portfolio showing total energy use Btu/sf

Wegowise This charts all the buildings in a portfolio along 2 axes:
Less expensive to more expensive Less efficient to more efficient This shows water USAGE but can use the button at the top to switch to electricity or gas or all energy The buildings in the top right, the more expensive AND less efficient need the most attention

Wegowise This maps the buildings based on all energy usage
Again the top right needs the most attention

Wegowise Click on one of the icons to get building specific info

Wegowise

Wegowise Building level summary page

Wegowise Summary food chart, mpg chart for Gas

EnergyScoreCards Identify the outliers in your portfolio. Macro view of how properties are performing with regard to a specific system. Shown here is data on heating system performance. Using the metric of BTU/Sqft/HDD

EnergyScoreCards Pull up building specific info for those outlier properties. A pre-retrofit scorecard is shown here.

EnergyScoreCards This Pre-retrofit scorecard will help verify if audit savings projections are proportional to total current expenditure.

EnergyScoreCards You can input all the Improvement Package info into ESC. Data is all located in one place.

EnergyScoreCards This slide shows graphic presentation of the before and after Blue line is the modeled usage assuming the improvements had not been installed.

EnergyScoreCards Graphic analysis of the delta between what would have paid and what actually are paying.

EnergyScoreCards Pre and Post retrofit score card. Summary of the utility expenditures. Break out the impact of the lighting retrofit on the non-seasonal electric usage

Upload from PM to ESC/WGW
EnergyScoreCard is currently developing automatic upload Wegowise-data needs to be downloaded from PM and a CSV file needs to be created. Then data can be uploaded to Wegowise from the CSV file. A comma-separated values (CSV) file stores tabular data (numbers and text) in plain-text form. Plain text means that the file is a sequence of characters, with no data that has to be interpreted instead, as binary numbers. A CSV file consists of any number of records, separated by line breaks of some kind; each record consists of fields, separated by some other character or string, most commonly a literal TAB or comma. Usually, all records have an identical sequence of fields. Creating a CSV file from spreadsheet data is very simple to do using Microsoft Excel. 1-Open your spreadsheet document and go to the File pull-down menu (or the Windows/Office round button menu in Office 2007), and choose Save As.... 2-Change the "Save as type" or "Format" field to read: "CSV (Comma delimited)". 3-Enter a name for the document and click Save. 4-To check the validity of your CSV file, open the new file from a plain-text reading program such as Notepad or TextEdit. Check to make sure there are no extra commas, other than between fields. Depending on what program you're going to use the CSV file with, you may need to also remove any extra quotation marks or other formatting which Excel may have inserted.

Upload from ESC/WGW to PM
Both EnergyScoreCards and Wegowise can automatically upload to Portfolio Manager

Tools SMUD Home Performance Program - Multifamily October 2010 EPA’s Energy Star Portfolio Manager Free, internet-based, national tool Building Performance Compass Bright Power Energy Scorecards WegoWise Best used by building owners/managers. They can share a facility with a master account (should a rater wish to set one up) and give different levels of permission that will allow or prohibit alteration of the facility data. 88 88

Questions? Sophia Hartkopf 916-962-7001 hartkopf@h-m-g.com
Amy Barr Fran Hereth

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