Here are some of our favorites:

1. Seal the envelope. Can you see daylight around your doors or windows? Do you feel a draft as you walk by your electrical outlets? Door sweeps, weather stripping, insulation and caulk are all tools you can use to keep the cold air out and your energy bills up to 20% lower.
2. Mind the thermostat. According to ACEEE, for every degree you turn down the thermostat during the winter, you can save 2% on heating costs. Programmable thermostats are easy to install and can help you maintain comfort for your your family and colleagues while minimizing wasteful heating. Keep your filters clean to keep your heating equipment running smoothly.
3. Check your ducts. It’s not uncommon to lose 15-20% of your heated air through gaps or holes in the duct work. To minimize that number, locate and follow your duct work, sealing openings with foil tape and insulating the duct work as you go.
4. Control electronics at the plug. Electronics and computers in standby mode continue to run the power meter even when they’re not in use. At home, plugging into a power strip and turning it off when you head to work or bed can substantially reduce what you pay to power turned-off appliances. At work, consider installing “intelligent” power strips that will maintain power to some devices (phone, CPU) while cutting it to others (computer monitor) when people are away.
5. Turn the water heater down, if possible. Most residences and businesses are served well with a water heater set at 120-130 degrees. If you can’t afford to replace the unit with a new, high efficiency one, insulate the water heater and connectors they better maintain the high temperatures of the water within.
6. Replace shower heads with low-flow models. Reducing the flow of shower heads can reduce associated water heating costs by up to 60%. This can add up to substantial savings at home or in apartment buildings.

Still not satisfied? Get an energy audit to help you identify missed opportunities to save on energy costs. Energy audits are provided free for both residential and commercial customers in many areas, so contact your utility to learn what’s available.

In the end, efficiency is not about sacrifice. It’s about doing the same or more, with less. A few small changes are all it takes to make that happen for your home and business.

This Forbes article is one of the best we’ve seen in terms of simplifying what can otherwise be a complicated explanation of 179(d) and its machinations. I particularly liked the author’s brief highlight of “Three Things to Know About the Law”:

First, for an energy efficient building to qualify, or partially qualify, it does not have to have grass growing on the roof or a windmill powering its electrical systems. The reality is… the vast majority of new construction (and many energy efficient redos) will qualify or partially qualify for 179D just by meeting today’s stricter building code requirements.

Second, there are a number of ways that a building or improvement can qualify or partially qualify.  The three subsystems  that are potentially eligible for this lucrative incentive are the building envelope; HVAC/hot water systems; and interior lighting systems.  It is common that a building or improvement can qualify for one subsystem and not qualify for the other two.

Finally, the definition of a building is very broad. It would include basically all commercial buildings, warehouses, factories, parking garages, and family housing that is four stories or greater.  For local, state, and federal government it would include new schools, dormitories, airport terminals, jails – – you name it. The one rule of thumb I have learned from my colleague David Ji who lives and breathes all this is that for the economics of 179D to make sense the building (or collection of buildings for example in an office park) should be greater than 50,000 square ft.

Sounds pretty good, right? And even better when you consider the wide range of companies who can benefit from a 179(d) break. Private companies, government (who can assign their deduction to architects and engineers), and of course the architects and engineers themselves.

Section 179(d) is currently slated to be in effect through the 2013 tax year. So if you’re thinking about making efficiency improvements to your building in the near future, think about running them through 179(d) to maximize your return on investment.

In a recent post on the Urban Land Institute’s (ULI) site, author Brad Berton thoughtfully lays out the case for PACE:

It probably will take three years for activity to ramp up as cities and counties across the country customize iterations of the PACE structure, but the multiple benefits are hard to ignore… In addition to reducing carbon emissions and creating coveted jobs, PACE financings are structured to improve property cash flows even as owners service the new debt.

With 58.8 billion square feet of commercial floor space nationwide, the opportunity to drive energy savings, job creation and cash flows is massive by any measure. And industry thought leader Pike Research believes that a hefty portion of that investment – $2.5 to $7.5 billion – will be flowing through PACE programs in the coming years.

The mandatory energy assessments and disclosures that some areas – San Francisco, Los Angeles, Austin, New York City, Washington D.C., Seattle and the whole state of Massachusetts, for example – should serve as an additional catalyst for commercial PACE financing. According to CEO of San Rafael-based Clean Fund, John Kinney (as quoted in the ULI piece):

If energy audits convince building owners that they can cut utility bills significantly—without having to foot the entire bill out of pocket upfront—many will embark on comprehensive upgrades, perhaps including modern energy management systems.

Comprehensive upgrades that save money, reduce energy waste, and create jobs? Now that sounds like something we can all get behind.

Mr. Pentland begins his article by ably articulating the economic potential of building efficiency:

…In 1995 the total floorspace in U.S. commercial buildings – 58.8 billion square feet of floorspace – exceeded the total area of the State of Delaware and amounted to more than 200 square feet for every resident in the United States.

In 2008, buildings accounted for 80.9% – or $295 billion – of total U.S. electricity expenditures and 64% – or $215.5 billion – of total U.S. natural gas expenditures… Needless to say, even modest efficiency gains in the built environment typically translate into massive energy savings and emissions reductions in the aggregate. Commercial and industrial buildings could save an estimated $20 billion if they used energy 10% more efficiently.

And it seems that the real estate community is beginning to catch on. In fact, in a recent report from RREEF Research concluded:

Green building is fundamentally altering real-estate market dynamics – the nature of product demanded by tenants, constructed by developers, required by governments and favored by capital providers… The upshot will be a redefinition of what constitutes Class A properties and even institutional-quality real estate.

So which green features are likely to begin playing a prominent role in the green building revolution? Here are some considerations that Mr. Pentland expects to play increasing roles in materials decisions in the years to come:

• Eco-friendly construction materials
• Incorporation of local climate conditions
• Reduced energy required to transport building materials
• Limited impacts on surroundings (e.g. lower emissions, noise, smell)
• Efficient building management and commissioning

Sacramento is one of just a few cities leading the way in the area of energy efficiency by making it more affordable. PACE financing provides property owners a means of implementing energy efficiency, water efficiency, and renewable energy generation measures with no up-front cost; the improvements are paid back over time as a property tax assessment. The Sacramento program will be rolling out to commercial property owners only at this time, though staff has been asked to explore what a pilot residential program might entail over the comings months.

Sacramento Mayor Kevin Johnson voiced his excitement about the coming PACE program, noting:

This is a big deal for Sacramento, what I believe will be remembered as a tipping point for our economy… Ygrene, Octus and Barclays Capital can help us achieve a triple bottom line: Create jobs, slash utility bills, and reduce our carbon impact. With the deployment of $100 million in private capital and the engagement of local companies like Octus to drive investment, Sacramento is on pace be one of the most sustainable, green cities in the country.

Octus’ CEO Chris Soderquist commended the City on its leadership in this area:

City staff and elected officials should be commended for their vision and leadership… PACE financing will enable Sacramento property owners and contractors to implement clean energy projects. Our collaboration with Ygrene will be a vital component of the program’s success, evidencing how Octus’s PACEWorks platform fuses private capital and clean energy technologies to make PACE a reality.

I really enjoyed a recent set of tips from MX Energy (part of energy giant Constellation), about what you can do to leave a green mark on your workplace. In the words of MX’s Marjorie Kass:

Creating a more eco-friendly work environment doesn’t have to be costly or time-intensive. Something as simple as adding a desk plant to improve air quality or choosing to host a meeting via video-conferencing rather than paying for plane travel can make a difference. It isn’t about the size of the change, it is simply about making the decision to start the process that is so important.

Change starts with us, right? With that in mind, here are MX’s three green workplace tips:

• Quit Pushing Paper: When at all possible, “go digital.” Eliminate as much printed paper as possible. When it is necessary to print a hard copy, print double-sided and make sure your office is recycling ink and toner cartridges as well as purchasing recycled paper and remanufactured ink and toner.
• Take A Break: The company break room can be an excellent starting point for a green campaign. If not already in place, ask for recycling containers to be made available. Switch to Fair Trade organic coffee and recyclable or reusable utensils and cups. Encourage the use of non-toxic cleaning supplies. Rather than heading out to lunch or ordering in, bring lunch from home in reusable containers. This not only reduces energy consumption but packaging waste as well.
• Cut the Travel: Telecommuting, carpooling and video-conferencing are all excellent ways to reduce individual and corporate carbon footprints. According to Treehugger.com, over $8 billion in gas could be saved annually if every car in the U.S. simply added one additional passenger to its commute.

Best of luck!

Even amidst a challenging climate for debate, 2011 saw significant advances in USGBC’s core priority areas…. Thankfully building green is not a partisan issue. Healthy, safe, and efficient buildings resonate with a very broad audience, and strike an important chord with lawmakers who are doing their best to protect the public from hazards that are now far better understood and to foster economic productivity and the growth of the emerging clean, green economy.

Some of our favorite highlights of this feel-good report:

• Connecticut – Laid the groundwork for establishment of the nation’s first state-managed “green bank.” The Clean Energy Finance and Investment Authority is expected to authorize private capital for clean energy projects, and to serve as a “one stop shop” for addressing energy efficiency in commercial buildings.
• Delaware – Established an Energy Efficiency Investment fund to promote consumer investments in energy efficiency by way of competitive grants, low-interest loans, and other financing mechanisms.
• Nevada – Chose to focus tax incentives on manufacturers that build green in Nevada – rewarding facilities that build to and beyond LEED Silver significant one-year tax abatements.
• New York – Created a revolving loan fund and on-bill financing program that will enable property owners to access loans for retrofits and energy efficiency upgrades by repaying the loan with savings earned on utility bills.
• Vermont – Enacted a law that requires state agencies to reduce overall consumption and increase utilization of renewable energy.

Through RebateWorks, Octus delivers managed utility company rebate services to property owners, utilities and product manufacturers… Over the past year, Octus has completed dozens of energy and water efficiency retrofit projects, all financed by generous rebates. The continued growth of resource conservation incentives combined with of our finance, technology and real estate expertise positions Octus to be a leader in the management and facilitation of rebates.

Resource efficiency, particularly when subsidized through rebates, presents hidden value in multi-family and commercial properties. However, the process of identifying, applying for, and procuring rebates is complex and time consuming, dissuading many property owners and managers from pursuing rebates, even when they stand to gain thousands – or tens of thousands – of dollars.

Octus has systematized the rebate process by leveraging its extensive working relationships with energy and water utilities, its understanding of rebates and incentives, its legacy of implementing energy and water efficiency retrofit projects, and its internal information systems. Per Soderquist:

This is an established and growing market with latent demand for comprehensive rebate procurement and management services. As the cost of energy and water increases – and financial incentives to increase conservation proliferate – we believe the timing is ripe for RebateWorks.

According to the California Public Utilities Commission, energy efficiency programs managed by California’s three investor-owned utilities have allocated $3.1 billion of ratepayer funding toward rebate programs in 2010-2012, a 42% increase over the prior three-year program cycle.

According to the folks at Climate Progress, who conducted the informal survey:

Property Assessed Clean Energy (PACE) is one of the most effective mechanisms for deploying renewables and efficiency on the local level. Under the program, municipalities issue loans for renewable energy systems or efficiency upgrades and allow a home or business owner to pay back the loan through their property taxes. It’s a clean, simple way of encouraging local project development…

A recent analysis found that for every $4 million in spending on PACE, cities saw $10 million in gross economic output and the creation of about 60 jobs. If lawmakers are serious about creating long-term jobs in their districts, passing the PACE protection bill should be a top priority.

As we’ve mentioned in previous posts, a bipartisan PACE protection bill was introduced in the U.S. House of Representatives in late July. This bill seeks “to prevent Fannie Mae, Freddie Mac, and other federal residential and commercial mortgage lending regulators from adopting policies that contravene established state and local PACE laws.” Because commercial PACE has continued to develop since Fannie and Freddie put the brakes on the residential program, expectations are that the PACE Protection Act will have a more substantial impact on the residential side.

In addition to PACE Financing, Climate Progress identified four other critical focus areas for policy makers in the coming years: the treasury cash grant, production tax credits, Green Bank/Clean Energy Deployment Administration, and a renewable fuels standard.

We believe the prospective supply/demand paradigm for water will outpace energy. Demand for water will exceed supply and the cost for delivery (and treatment) is escalating…. Hence, the cost of using less is less than creating more. Water efficiency incentives – particularly for multi-family properties with single meters, whereby tenants are billed flat rates – are imperative to reduce demand, and are a sage investment versus procuring additional supply (water and/or facilities).

As Fierce Energy states, the cost to deliver water and manage sewage is escalating; in our hometown, water rates are set to increase by a staggering 300%+, and sewer rates will also be increased to offset investment in new water facilities. From a water consumer’s point of view, though, it can be tough to know how to offset these increases, since visibility into usage  is essentially non-existent. This will have to change if our water resources – which are in essence fixed – are to continue supporting a growing population.

Octus is on the front of this curve, with a suite of new services targeted at both large water consumers and at utilities. For water utilities, Soderquist suggests modeling incentive programs after those that have been rolled out by energy utilities to reward customers for adopting water-saving measures or enrolling in peak demand reduction programs:

Begin with the basics (toilet, showerhead, and irrigation controls replacement rebates), then move to proactive programs…. Create awareness through actionable information, and tier rates based on time of use, with incentives for reduction.

To learn more about Octus’ rebate management services, visit the RebateWorks section of our site, or contact us today.