Why You should be Proactive with Complying with Local Law 87

As part of the Greater, Greener Building Plan, Local Law 87 goes into effect next year. The law requires buildings over 50,000 square feet in New York City to file Energy Audit and Retrocommissioning Reports with the city every ten years, based on the building’s tax lot number. Some buildings will have to comply next year and others will have until 2022 until they first have to file. However, the sooner a building complies with the law the better.

If your building’s Energy Audit & Retrocommissioning Reports are due next year, you should start working on them soon. Energy Audit and Retrocommissioning projects can be time consuming. Depending on the size of the building and the systems in place, an Energy Audit could take upwards of 3 months depending what building documentation exists. A thorough Retrocommissioning project can also take between 6 months and 1 year.

If you are one of the lucky buildings who don’t have to file for another ten years, you should still consider acting soon. According to the PlaNY website:

An energy efficiency report, including both an energy audit report and a retro-commissioning report, can be submitted between January 1, 2006, and December 31, 2013, in order to achieve early compliance. In such cases, the next required report for the building would be due in the tenth calendar year after the first assigned due date for the report; for example if the due date would have been 2015, satisfying the early compliance would make the due date 2025.

This means that, potentially, you don’t have to worry about compliance for 19 years after filing your initial report, if your tax lot ends in “2”. Furthermore, the requirements of the law could change and become more strict over time.

Additionally, there is currently funding for 50% of the cost a ASHRAE Level III Energy Audit (which would exceed the Energy Audit requirements of the Local Law 87) from Con Edison. This funding has a will expire, so using it to comply with Local Law 87 as early as possible will cost you less money upfront. There are numerous other funding opportunities for implementing the recommendations that come out of an energy audit. Performing the audit now will help you secure funding for upgrades that otherwise might have expired, or allow you a longer time period to budget before making updates.

There is a direct benefit to the owner or manager for the building to comply with the law as well. An Energy Audit will provide you with valuable information on where energy can be conserved in your building. By implementing the recommendations from the audit, you will be able to economically reduce your buildings energy consumption and improve your bottom line. Retrocommissioning ensures that your existing building systems are operating as efficiently as possible, leading to energy conservation and improved occupant comfort. The sooner the Energy Audit and Retrocommissioning Reports are completed, the sooner you can start reducing your building’s energy use.

Don’t forget Local Law 84 went into effect in New York in 2010, requiring the same group of buildings to be benchmarked by filing their annual energy use with the City by May 1st each year for the previous year. Buildings out of compliance will be charged $500 per quarter. To avoid future fines, a building should submit their benchmark report to the city as soon as possible.

For more information on complying with Local Laws 84 and 87, please contact us at 866-382-8628 or info@rcxbd.com.

Deadline for LL84 submittals has passed! Avoid $2000 in fines by acting today.

PlaNYC, introduced to the public on Earth Day in 2007, has established some laws that building owners and property or facility managers in NYC need to be aware of.

LL84 requires annual benchmarking for energy and water for buildings, and the data must be submitted to the City EACH YEAR by May 1st.

Fines are being issued already for non-compliance with LL84! Building owners are to be fined $500 per quarter of non-compliance, beginning May 1.

Have you received this letter?       http://www.nyc.gov/html/planyc2030/downloads/pdf/2010_noncomply_violation.pdf

Gather your data and submit as soon as possible to avoid continued fines!  RCx is one of the Energy Efficiency service providers that can help- and we now have an easy to use online form: www.rcxbd.com/request

Also to keep on the radar, LL87 comes into play in 2013.  This law requires the same list of buildings (see www.nyc.gov/ggbp) to have energy audits or retrocommissioning done by certified providers. The deadline year that each of those buildings is assigned to comply is organized by tax lot numbers. This law affects buildings every 10 years, however, having retrocommissioning or energy audits done can be a time consuming process. Also, there are some significant advantages to early compliance!  There is also funding available NOW for building owners to have ASHRAE Level III Energy Audits (comply with LL87) to pay for half of the cost of the audit!  There is also funding to help with any first costs when making any energy efficiency improvements.

For more updates on PlaNYC 2030 and the Greener, Greater Buildings Plan, Mayor Bloomberg made an address on Earth Day 2012:
http://live.c40cities.org/blog/2012/4/25/spotlight-on-planyc-five-years-of-progress.html

PlaNYC's Benchmarking Law (LL84) deadline is extended!

CALLING ALL NEW YORKERS!

Do you own, live in, or operate a building in New York City that is greater than 50,000 SQ.FT?

Is your building (or condo) one of two or more  that share the same tax lot and total over 100,000 SQ.FT?

If you answered “yes” to either of these questions, I hope that you’ve been doing some reading into Local Laws 84, 87, and 88!

(If you’re still not sure, check out this list: Buildings That Must Benchmark Under Local Law 84)

Most everyone has heard of Mayor Bloomberg’s PlaNYC, and maybe even his 2011 update released in May:

PlaNYC 2011 Update

If not, then maybe you’re doing some research because you’re one of the 30% of owners who received a letter from the Department of Buildings warning of non-compliance with the Benchmarking Law, and that penalties that will be assessed of $500 per building per quarter of non-compliance as of December 31st, 2011!

The benchmarking requirements of Local Law 84 are not overly extensive, but have been designed and organized such that building owners can either meet the requirements in-house, or hire consultants (like RCx Building Diagnostics) for a very low annual fee.  The law does require that single buildings greater than 50,000 SQ.FT, or multiple buildings or condos that share tax lots and total over 100,000 SQ.FT input annual energy and water benchmarking data directly from their utility companies.  This data is to be reported on a publicly available tool: EPA ENERGY STAR® Portfolio Manager.  However, each building owner will create their own private log-in for the data input.

When creating the profile for Portfolio Manager, some general building information will be requested.  Some of these categories include: building use category (office, residential, manufacturing, hospital, etc), number of occupants, operating hours, gross square footage, number of computers, etc.

Absolutely NO ONE should be charged the fee for non-compliance of this reporting.  Start gathering together your energy bills for the past year, attend a free seminar given by the Urban Green Council and Department of Buildings, and either build your benchmark or hire a consultant to do so for you before December 31st!!!

Also…. if you have a building that does qualify under Local Law 84, please make yourselves aware of Local Laws 87 and 88, as they require more of an investment and will soon be coming into play beginning in 2013.  (If you comply earlier than your deadline, there may be more funding available, and you will still not be required to re-comply until 10 years after your original deadline- gives you a little more time to budget and plan.)

Happy Holiday Season

from your friends at RCx Building Diagnostics!