Post Archive by Year

Below you'll find a list of all posts from 2016

Under the Hood of California's Title 24 Lighting Requirements
20 Dec Code Green News

The Title-24, Part 6 – 2013 Lighting Acceptance Test is required for projects with New Construction, Additions, or Alterations of a space involving >10% of total lighting fixtures or >40 ballasts or luminaires,

The Acceptance Testing process consists of Plan Review, Construction Inspection, and Functional Testing before the Certificate of Occupancy is issued to the space and typically takes a few hours to complete. A certified Lighting Acceptance Technician is required to complete the Lighting Acceptance Forms to ensure the new fixtures and controls are installed properly and meet all Title-24 requirements. The Lighting Acceptance Technician certifies documentation, verifies installation certification, and completes acceptance tests on indoor and outdoor lighting equipment and controls.

It is the last step to obtain the Certificate of Occupancy for a space. Failure to complete a lighting acceptance test may cause a delay in the ability to occupy the completed building space.

t24-graphicOther parties involved in the Acceptance Testing process:

Design Engineer – Designs the space to T24 code and generates the Certificates of Compliance.

Lighting subcontractor – Installs lighting equipment and fills out Certificate of Installation.

General Contractor – Provides Certificates to Acceptance Technician for review, submits Certificates of Acceptance forms after AT to permitting agency.

There can be up to 4 parts to the Acceptance Test depending on the type of lighting present in a project, each involves an inspection and test component –

1. Indoor Lighting Controls for Occupancy Sensors and Automatic Time-Switches(NRCA-LTI-02-A)
Occupancy Sensors
• Inspect – Verify no false-ons, sensors located >4 ft away from HVAC diffusers, no obstructions, CEC Certified (Title 20), and no audible sound
• Test – occupied/unoccupied states, sensitivity, time delay, sampling allowed if greater than 7
Automatic Time Switches
• Inspect – Documentation, Programming (Date/Time, Building Schedule, Holiday/Weekend), Override 5 zones, not allowed for zones >5,000 sqft
3. Demand Response Lighting Controls (NRCA-LTI-04-A)
• Inspect – Required for buildings >10,000 sqft, automatic response to a utility request, reduce between 15-50% of lighting load
• Test – Output tests (full/minimum) using a preferred method (Illuminance/Current), Area-Weighted Calcs, Sampling allowed for greater than 7
4. Outdoor Lighting (NRCA-LTO-02-A)
• Inspect – Photocontrols/Astronomical Time-Switch required with motion sensors for Incandescent fixtures > 100W, height of fixture <24’, and <=1,500W/zone. Also reduce lighting levels of sales, facades, ornamental hardscapes, and outdoor dining fixtures. Inspect drawings, overlap, and obstructions of motion sensors. Inspect Circuits, Autonomic Time Clock, Programmable Schedules, and Lighting reduction capability of Part-Night Controls.

Call CodeGreen Solutions to schedule your Lighting Acceptance Test today!

NYC 80x50 Study Wins Engineering Award
14 Dec Code Green News

twg-report-coverThe city-wide study to identify cost-effective ways to reduce New York City's carbon footprint by 80% by 2050, known as the "One City Built to Last: Technical Working Group Report" was awarded a Platinum Award in the category of Studies, Research, and Consulting Engineering Services from the American Council of Engineering Companies of New York. CodeGreen applied our experience from benchmarking over 30% of the commercial property in New York City for Local Law 84 and over 80 million square feet of energy audits.  We contributed to this study with our analysis of data from energy audits and retro-commissioning studies of over 3,000 properties and energy benchmark data from over 30,000 submissions over the past 3 years in New York City. CodeGreen was part of the project team led by HDR and including Terrapin Bright Green, Accucost, CSA and Jon Dickinson. We are proud to be a part of this ground-breaking and award-winning study. See here for the complete list of winners. See HERE for the complete TWG Report.

LEEDing the Way Forward: Revised LEED Pricing
13 Dec Code Green News

LEEDing the Way Forward: Revised LEED Pricing

As of December 1st 2016, U.S. Green Building Council has updated the pricing schedule for LEED registration and certification across all active programs & versions.

Key Changes:

--Project Registration Fee: $300 increase from $900 to $1,200 for USGBC Silver members

--Project Review Fee: New minimum fee thresholds by project gross floor area

Key Deadlines:

If a project was registered on LEED Online before December 1st 2016, a building team has until March 1st, 2017 to submit for certification or prepay the certification review fee using the pre-December 1st 2016 pricing schedule. After March 1st, the new pricing schedule will apply to all projects including building submissions on the LEED Dynamic Plaque/ Arc platform.

The new pricing schedule applies to all projects registered after December 1st, 2016.

New Pricing Schedule vs Old Pricing Schedule

leed-pricing-blog-graph

As part of the new pricing schedule roll-out, USGBC introduced a minimum fee threshold by project size. Think of it as a stairwell, with each landing representing the minimum review fee and the stairs representing the scaling cost as soon as you clear the minimum fee value (see above image). There are now four different rates for Building Design + Construction, Interior Design + Construction and Operations & Maintenance projects that change depending on project size (Under 250,000 SF; 250,000 to 499,999 SF, 500,000 SF to 750,000 SF; Over 750,000 SF). Building teams working on projects over 750,000 square feet are asked to contact USGBC for pricing.

We have included a sample cost comparison table for Existing Buildings: Operations and Maintenance projects under the old and new pricing schedules:

leed-pricing-blog-table

With the new pricing schedule, Interior Design + Construction projects experience an overall lower review fee compared to the old pricing schedule. The overall rate has decreased significantly, so larger projects (> 250,000 SF) should experience the greatest reduction in the review fee.

However, Building Design + Construction and Operations & Maintenance projects experience an overall higher review fee compared to the old pricing schedule. While all project sizes will notice the increase in the review fee, smaller projects (< 250,000 SF) should experience the greatest increase in the review fee.

Do you have a project already registered on LEED Online? Do you have upcoming LEED projects? We are here to help you better understand what this pricing change means for your project. Do you have a project already registered on LEED Online but cannot prepay the certification review fee before the March 1st, 2017 deadline?

We are here to help! For further information on specific projects or other LEED programs, please contact us directly at info@codegreensolutions.com or 1-800-921-4262.

Harry Etra to Speak at Health & Well-being Commercial Real Estate Event
30 Nov Code Green News

health-and-well-being-event The event is a follow-up to GRESB's Health & Well-being summer event series, and will present insights from academics and non-profit leaders, explore valuable techniques and strategies of industry leaders, and present the latest innovations to achieve effective results that increase health and well-being in the real estate sector. To find out more about the event and register, click here.

CodeGreen Solutions' Jeremy Capungcol on Navigating the Corporate Sustainability Disclosure Landscape
20 Oct Code Green News

sasb-jc-blog-post

Navigating the Corporate Sustainability Disclosure Landscape

By Jeremy Capungcol, FSA

Assistant Project Manager, CodeGreen Solutions

Companies that are sustainability reporting veterans need only to dip their spoon into the familiar alphabet soup of three to four-letter acronym reporting programs. As the demand for further transparency increases, these reporting programs continue to proliferate, each with its own intended disclosures and target audience. A company wishing to disclose sustainability metrics for the first time may be met with “disclosure overload:” Given the wide breadth of required metrics, the company may lack the bandwidth to both disclose the information and apply it in a way that increases its Environmental, Social, and Governance (ESG) performance before the next reporting period.

In the wake of the recent growth spurt of corporate sustainability reporting, a new program has emerged that addresses this issue. Building upon the framework of traditional financial accounting, the SASB standard, or the Sustainability Accounting Standards Board standard, integrates ESG and sustainability disclosures back into core business practices by providing a method to account for a company’s intangible assets. With a strict desire to keep disclosures “decision useful,” SASB streamlined reporting in a way that is accessible and has the potential to add long-term value to a company.

The Difference

To understand how SASB can provide long-term value, it is important to differentiate SASB from other reporting programs. Focused on US markets and geared towards investors, SASB is a reporting standard. Consider CDP (formerly the Carbon Disclosure Project) and GRI (Global Reporting Initiative), two of the most well-known global reporting programs. The former is considered a reporting program, or a structure/model for reporting with best practices, while the latter is a framework, or a recommended practice that allows some leeway in its use or implementation. A standard however, consists of requirements and specifications that serve to ensure reports are issued with consistent content.

The approach in SASB’s reporting requirements should come as no surprise. Related to the FASB, or Fundamental Accounting Standards Board standard, SASB disclosures are imbedded within a company’s financial reports, such as the annual 10-K and the quarterly 10-Q. Given that these documents are heavily regulated by the Securities and Exchange Commission, both CEOs and CFOs for any public company are held legally responsible for any improper disclosures.

While this legal responsibility can be considered a potential liability, it helps ensure that disclosures are accurate and that multiple parties are engaged in the reporting process. Companies reporting for CDP and GRI, which do not face legal penalties for incorrect disclosure, may engage only analysts and sustainability professionals, whereas a company reporting for SASB needs the collaborative involvement of accountants, analysts, middle management, and the executive suite. With involvement required at all levels of an organization, a company is more likely to be aware of sustainability initiatives and potential for improvement throughout the organization.

Back to the Core

The value of the SASB standard can be seen in its accessibility and familiarity of existing metrics. Per SASB research, 74% of metrics required are already being disclosed by different companies within their respective industries. The notion of disclosing only “decision useful” information drives SASB’s desire to favor the quality of data over the quantity. Per further SASB research, of the companies that already collect data on required SASB metrics, only about 40% are using that information in a “decision useful” way. To ensure added value to a company’s investors and management, SASB standards apply SICS, or Sustainable Industry Classification System models, for a predetermined subset of industries. SICS models indicate the required disclosures for a company given the industries it is primarily involved in. With such specific requirements, generic boiler plate language is avoided, and recipients of the company’s financial reports have all the information that would potentially influence their investment and management decisions. Additionally, by sticking only to the relevant metrics, both the reporting body and the report recipients will not be inundated by the collection and publication of irrelevant information.

With such targeted disclosures, reporting bodies are less likely to face legal liabilities per SEC rulings due to the omission of data. Internally, SASB disclosures may provide a company with insight on which resources are managed, what the company’s main cost drivers are, and areas in which operational efficiency can be improved.

Externally, however, SASB disclosures may also have the potential to bridge the gap between investors and customers/end-users. Take for example, the Real Estate Investment Trust (or REIT) industry:

Per a recent Bloomberg article, "Real estate investors might have more reason to care about the air conditioning in your office than you do. As energy-related emissions from buildings creep higher, property investors are starting to worry that regulators and politicians will come down hard on the sector for its contribution to climate change."

In this case SASB standards can provide the concrete data investors need to pressure the landlords managing their assets to take a more involved approach. This is turn, may directly involve building tenants through the implementation of energy efficiency clauses in subsequent leases.

However, the REIT industry is just one of many that have begun to show a trend towards SASB's approach to corporate disclosure. Companies such as Bloomberg LP, Appalachian Mountain Brewery, and Motorola Solutions have begun to incorporate SASB metrics into their non-SEC corporate reports. When considering the dissimilarity between these large companies’ industries and their position in their respective markets, it is apparent that the SASB standard continues to trend towards future growth and adoption.

Josh Kace will be speaking at the BEEX Big Data, Small Data Forum- October 26
14 Oct Code Green News

capture Join Building Energy Exchange for Big Data, Small Data: Managing building energy data at different scales. Josh Kace will be speaking, along with other experts in the field. You may find out more about the forum, and how to register by clicking here.

Chris Cayten to Speak at NYC Real Estate Expo, September 29th
27 Sep Code Green News

chris-cayten-nys-real-estate-expoChris Cayten to speak on “Building our Smart City with Smart Buildings” Panel at the NYC Real Estate Expo September 29th. Click here For more information and to register.

Joshua Kace Engaged WEEC Audience with Energy Retrofit & Metering Solution Case Study
27 Sep Code Green News

josh-kace-new-save-weec Last week Joshua Kace presented to a packed room of more than 100 energy professionals at the 29th annual World Energy Engineering Congress in Washington, D.C. Josh spoke about a case study of a complete energy retrofit and metering solution that CodeGreen’s team implemented at a large commercial office building in NJ. After taking over management of the property, CodeGreen’s client was interested in upgrading the HVAC and other mechanical and lighting systems, which were original to the 1980’s vintage building and were in need of a major overhaul. CodeGreen worked through the NJ Clean Energy program to procure what is expected to be over $500,000 worth of incentive dollars for the $1.8m project. The project included the following major upgrades: -All fluorescent and incandescent lighting to LED -Replacement of all package units to more efficient units -Addition of an Energy Recovery Ventilator with a gas furnace -New controls sequences designed to work with the ERV to limit the use of electric resistance heating -Projected to save over $250,000 a year in electricity costs

Adin Meir to speak at Office of the Future Summit
20 Sep Code Green News

convene

The summit will be held on October 28, 2016 at Convene's Midtown West location in New York, New York.  Click here to register, and learn more about the event.

Joshua Kace to speak at WEEC Conference
14 Sep Code Green News

weec_logo_2016 Joshua Kace, Director of Engineering will be speaking about, "Sub-Metering & Energy Conservation in Existing Buildings: A Multi-Disciplinary Approach & Case Study", at the 2016 WEEC Conference. As buildings evolve over their lifespan, through tenant fitouts, electrical/HVAC upgrades, etc, meter systems have historically ‘fallen behind’ these changes to the building, reducing accurate meter coverage of various end-uses, including tenant and base building loads. Compounding the issue, retrofits to existing metering systems (or new metering systems to existing buildings) can prove incredibly costly and disruptive to tenants and other building occupants. This leads to buildings that either mis-allocate energy use to tenants (with certain tenants paying more or less than they should), or flat-fee rent-inclusion which dis-incentivizes energy conservation among tenants. It also hampers the ability to properly measure the effectiveness of energy efficiency upgrades in buildings. Advances in metering technology and multi-disciplinary analysis offer hope to property management clients looking to take back control of their cost allocations and re-incentivize electricity conservation amongst tenants. This case study and technical presentation will review a recent project completed by CodeGreen Solutions at a 270,000 Sq Ft commercial office building in Woodbridge, NJ. The project scope included retrofit and commissioning of an existing submetering system (installed in 1984), in addition to a holistic energy reduction plan (in accordance with NJCEP’s P4P Program) including lighting switchouts, gut HVAC retrofits, and the installation of an energy recovery ventilator. We will address some of the challenges faced by buildings looking to retrofit metering systems, both for the purposes of measurement & verification of energy conservation measures and proper cost allocations to tenants. We will also cover the advantages of an integrated approach to building performance improvements (from metering to energy auditing), and how a multi-disciplinary approach to energy use in buildings proves critical when the costs of direct sub-metering prove cost prohibitive.

Patricia Lee to discuss LEED Volume at Greenbuild 2016
13 Sep Code Green News

greenbuild On October 5, 2016, CodeGreen Solutions, Patricia Lee will be speaking at the LEED Volume Connect & Learn session during Greenbuild 2016. This session will include a panel of project teams that have been successful in creating a program and prototype for LEED Volume. USGBC and GBCI staff will provide an overview, changes to come, answer questions, and collect feedback from participants. Click here to register for Greenbuild 2016.

CodeGreen Earns GSA Contract for Energy, Water and Sustainability Services
12 Aug Code Green News
GSA Contract Holder

After years of serving the private sector, CodeGreen is excited to be approved by the GSA for energy and water efficiency and sustainability services. CodeGreen is approved for the following services:

  • 871-204 Metering Services
  • 871-205 Energy Program Support Services
  • 871-206 Building Commissioning Services
  • 871-207 Energy Audit Services
  • 871-210 Water Conservation
  • 871-211 Energy Consulting Services
Contact us today to learn about our government services and pricing. Email or call Matt Mccue at mmccue@codegreensolutions.com 646-867-7994.

CodeGreen’s Harry Etra will be presenting at Corporate Social Responsibility Career Tracks Tuesday, 8/9
27 Jul Code Green News

CodeGreen’s Harry Etra will be presenting at GHNYC’s Corporate Social Responsibility Sustainability Career Tracks on Tuesday, 8/9 at 6:30 pm at the Grohe America Showroom GHNYCClick here to register

CodeGreen's Harry Etra to Speak on Panel at CSR Awards Event
25 Jul Code Green News

hary-etraCodeGreen’s Harry Etra will be on a panel at the City & State Reports’ CSR Awards Thursday (7/28/16) morning at NYU Click here for CSR Awards Event Details

Energy Efficiency Legislation with Bloomberg Business
12 Jul Code Green News
logo_bloomberg_business-150x150-150x150

CodeGreen Discusses Energy Efficiency Legislation with Bloomberg Business.Read More here

GRESB publishes Karen Mahrous' steps for creating an ISO compliant Environmental Management System.
12 Jul Code Green News
GRESB_RE_Premier_Partner 600px

GRESB publishes Karen Mahrous' steps for creating an ISO compliant Environmental Management System. Read More Here

Daylight Hour- June 17, 2016 at 12pm EST
13 Jun Code Green News
Daylight Hour

We are proud to be participating in Daylight Hour (Friday, 6/17 at 12 pm EST) again this year. In 2015, #daylighthour reached nearly 6 million people on social media in 14 countries. In one hour, we saved enough energy to power fifteen New York households for a year. Sign up by clicking here.

CodeGreen Solutions Updated Mobile Energy App- Now Available!
09 Jun Code Green News
CG App Screen Shot

We are excited to announce that CodeGreen’s mobile energy app has been updated with the latest published energy performance and compliance information for buildings in New York City and San Francisco. Download the app here – IphoneAndroid.

CodeGreen Contributes to NYC's 80x50 Technical Report
08 Jun Code Green News

TWGR Report PicCodeGreen contributes to NYC’s 80x50 Technical Report to reduce citywide carbon footprint by 80% by 2050 and our work with BlackRock to reduce energy by over 35% is highlighted as a case study. View the full report HERE and the CodeGreen/BlackRock Case Study HERE.

Patricia Lee Highlights Benefits of Sustainability at Young Real Estate Forum
07 Jun Code Green News

Patricia Leeparticia-lee, speaking at the NYC Young Real Estate Forum explained how a new breed of tenants and real estate investors are demanding sustainability performance from their workplace.

CodeGreen Partners with REBNY to Train 300 Building Operators
26 May Code Green News
REBNYMember

CodeGreen’s expert staff to help teach GPRO Green Building Operator Training Courses in NYC. Read more HERE.

Code Green Clients Ranked at Top of the Sustainability Industry for Second Year in a Row
02 May Code Green News
gresb-header-logo

CodeGreen's GRESB clients receive GREEN STARS from the Global Real Estate Sustainability Benchmark placing them in the top quartile for performance among their peers. View the press release HERE

Adin Meir in the NYREJ
02 May Code Green News
NYREJ logo 2

Adin explains the benefits of Holistic Sustainability and Energy Management. Read the article Here

California Selects CodeGreen to Help Government Buildings Meet Governors Green Executive Order
02 May Code Green News
california

State of CA General Services selected CodeGreen to help over 60 buildings meet the energy and sustainability requirements of the state’s Green Building Executive Order. Read the press release HERE.