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Bob Knows: Winter Building Preparations

Robert Plotner Vice President Service Operations

There are many things to consider when preparing for winter operation of any building, but keep in mind these shoulder months offer a huge opportunity for energy saving.

As we approach the heating season, we need to be checking the heating cycles on all the air conditioning equipment, paying particular attention to the operation of the boilers. During the early hours of the morning heating may be needed to take the chill off but in the afternoon there may be a need for cooling.  A well-tuned building will only use the amount of heating and cooling needed to make the building comfortable.  Too often we find a building is overheating and overcooling and sometimes heating and cooling at the same time, missing out on a tremendous amount of energy savings.

Besides the HVAC systems, building owners should check and clear all roof drains, remove all roof debris and look for cracks or bubbles in the roofing that may indicate problems.  As a service for our customers, our technicians report any issues they may see while they are on the roof of any building, but a thorough exam should be on your winter prep list.

Don’t wait until you have bigger problems at critical times, now is the time to test and review your systems and insure that energy expenses are minimized and tenant comfort is protected. If you have any questions about your HVAC winter preparations, feel free to contact me directly.

Bob Plotner,
Vice President, Service Operations

 

 

Energy Disclosure Law Is Completely Changed with New Law AB-802

Electrical_metersCommercial building owners no longer have the burden of disclosing energy consumption to prospective buyers, tenants or lenders. Effective January 1, 2016, Assembly Bill 802, signed by Governor Brown on October 8, 2015, places the burden for providing energy use data on the utility companies with a completely re-written energy disclosure law.

New Laws (AB 802) Replacing the Existing Energy Use Disclosure Law (AB 1103)

AB 802 creates a new energy use disclosure program for the State of California, and replaces the existing law, Assembly Bill 1103 (AB 1103). The key aspects of AB 802 on are:

  1. AB 1103 will remain in effect until December 31, 2015, and until such time, the disclosure of building energy use shall continue to be required in connection with a sale, lease, finance, or refinance of an entire building.
  2. AB 1103 will be repealed effective January 1, 2016.
  3. There will be no statewide energy use disclosure requirement in 2016.
  4. In 2016, the California Energy Commission (CEC) will engage in a public process to develop regulations and establish a new reporting infrastructure for the new program under AB 802.
  5. The CEC anticipates that new regulations will be in effect by January 1, 2017.
  6. New regulations…..??

The Existing Law – AB 1103

California’s existing energy use disclosure program, AB 1103, has been plagued with implementation problems since the enactment of the law in 2007.
Under AB 1103, utilities are required to maintain records of the energy consumption of certain nonresidential buildings. Utilities are required to make the energy consumption data available upon request of a building owner or operator. An owner or operator in turn is required to disclose benchmarking data and ratings for a building for the most recent 12 months to a prospective buyer, lessee, or lender. (Public Resources Code §25402.10.)

In practice, however, it has been difficult for building owners and operators to obtain the data from the utilities due to, among other things, the demands made by utilities for authorization from tenants, which in many cases has been difficult or even impossible to obtain.

The New Law – AB 802

AB 802 was enacted in response to these and other concerns with AB 1103. The stated intent of the Legislature in enacting AB 802 is that the CEC create a benchmarking and disclosure program which will allow owners and operators of commercial and multifamily buildings containing 50,000 square feet and more to better understand their energy consumption through standardized energy use metrics.

Under the new program, a utility must maintain energy usage data for all buildings served by that utility for at least the most recent 12 complete calendar months. A utility would need to provide the benchmark data to a building owner or operator within four weeks of a request. In addition, AB 802 requires the CEC to develop regulations to govern the delivery of benchmark data to the CEC and the public disclosure of such data.

AB 802 eliminates the private disclosure made between parties to a transaction under AB 1103, and instead will require the public disclosure of certain operating performance data. AB 802 also applies to multifamily buildings, whereas AB 1103 did not.

Thus, while AB 802 does not impose any transactional burdens on building owners and operators – a welcome change from AB 1103 – it will require the disclosure of certain energy use data that was not previously available to the public.

Timing of Implementation

It is important to note that AB 1103 will remain in effect until December 31, 2015, which means that building energy use disclosure continues to be required for the sale, lease, finance, or refinance of certain non-residential buildings until the end of the year. AB 1103 will be repealed effective January 1, 2016, and there will be no statewide energy use disclosure requirement in 2016. The CEC anticipates that regulations for the new AB 802 program will be in effect by January 1, 2017.