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Energy Upgrade California Multifamily Programs
Local Programs & Case Studies
Sacramento | San Diego | Alameda | Los Angeles
Housing California, April 12, 2012
Sacramento, CA
Agenda
• Introductions
• Overview: Energy Upgrade CA –Multifamily Programs
• Local Programs & Case Studies
– Sacramento Municipal Utility District
– San Diego County
– Alameda County
– Los Angeles County
Energy Upgrade California – Multifamily Programs
• Sacramento County
• Alameda County
• San Francisco County
• Los Angeles County
• San Diego County
Energy Upgrade California
• Statewide program for energy and green building upgrades
• Collaboration of state, utilities, cities/counties
• Each City or County may have unique program elements
• Solutions to overcome participation barriers:
– Rebates/incentives
– Financing
– Education/awareness
– Professionals training
• Supports the whole-building approach to energy efficiency
What is the Whole Building Approach?
• Evaluate best sequence of measures for a building across multiple systems, including:
o Envelope
o Heating & cooling systems
o Water heating systems
o Lighting & appliances
o Other green measures (water efficiency, recycling, etc.)
Energy Upgrade California – Multifamily Programs
Program ElementsAlameda
CountyLos Angeles
San
Francisco
Sacramento
(SMUD)
San Diego
(SDG&E,
local)
Technical Assistance √ √ √ √ √
Energy Assessment Rebate √ √ √
Upgrade RebateMin. energy efficiency improvement
√Min = 10%
√Lighting, Lighting
Control,
Appliances &
Weatherization
√Min = 20%
√Min = 10%
Green Labeling Rebates √ √
Expiration Date June 2013June 2013
Application: June 2012
Work: April 2013
On-goingApril 30
2012June 2012
Extension Pending
Multifamily.EnergyUpgradeCA.org
Program Process Outline
1. Contact program administrators before project
2. Receive guidance on how to approach upgrade
3. Engage a qualified energy professional to determine scope of upgrades
4. Undertake and verify upgrades
5. Receive incentive payments
Broader scope more sources of funding longer timelines
Planning Energy Upgrades & Accessing Funding
Options for
Recovery
Sacramento
Energy Upgrade CA
SMUD
Sorrento Towers
San Diego
Energy Upgrade
CA
SDG&E
Energy Upgrade
CA
City of San Diego
Posada de Colores
Alameda
Energy Upgrade
CA
Alameda County
Green Retrofit Program
HUD
Local Governme
nt NOFA
City of Oakland
Step Up on Vine
Los Angeles
Energy Upgrade
CA
LA County
Rehab financing sources
Sacramento County
Case Study: Options for Recovery
Presented by: Sophia Hartkopf
Heschong Mahone Group, Inc.
Sacramento Program Highlights
• 20% reduction in whole-building energy use
– Predicted energy savings using simulation
• Short program timeframe
– 9 months from qualification to construction
• Prevailing wage labor requirement
• Up-front energy assessment (rater) incentive
– 25% incentive after work scope approval
• Partial construction progress payment
– At 50% construction completion
• Per unit incentive based on minimum 20% improvement– from there incremental $50/unit per additional 1%
• Incentives designed to help offset the retrofit costs:
– Energy measures, labor, and rater (cannot exceed total cost)
– Less need for financing leveraging
50%
40%
30%
20% $2,300
$2,800
$3,300
$3,800
Large Incentives
Options for Recovery: Project Overview
• 1 building/ 2 floors/14 units
• Built in 1985
• Located in Sacramento
– Climate zone 12 (Inland)
• Supportive housing
• Team:
– Volunteers of America (Owner)
– HomeAID(labor and material donor)
– Meritage Homes (contractor)
– Ducttesters (HERS Rater)
Upgrades
• Dual pane, low-e, windows
• HVAC system replacement – Central furnace (.80 AFUE)
– Packaged Air conditioner (13 SEER)
Duct sealing (to 15% leakage)
• Other project costs (new roof, TI)
Total retrofit cost
• Sacramento County incentive
Net cost of retrofit
Costs
$ 14,082
$ 22,747
$ 27,739
$ 66,566
- $ 38,829
$ 27,739
Options for Recovery: Costs
Energy Upgrade Costs Estimated Annual TDV Energy Savings
$ 35,754 $ 2,576
Options for Recovery: Cost vs. Savings
Windows (50%)
Duct Sealing (15%)
HVAC (35%)
Options for Recovery: Quote
"The SMUD Energy Upgrade program proved to be an excellent resource for HomeAid Sacramento’s project for Volunteers of America. Having these funds made it possible for us to do so more for our nonprofit shelter partner than we had originally planned! A few benefits icnlude:
• The new upgrades reduced our utility costs, leaving more resources for programs and services.
• The roof stopped leaking!
• The “draft” in the client sleeping rooms was eliminated
When individuals and their families don’t have to worry about being in a warm and safe place at night, they are able to move toward making positive changes in their lives.”
-Beth Kang, Executive Director, HomeAid Sacramento
Program Results
• Average predicted energy savings 28%– across portfolio of 48 projects (2,513 units)
• HVAC and windows are most popular upgrades
Energy Upgrades Selected % #Cooling 81% 39Heating 79% 38Windows 52% 25DHW 30% 14Attic/Roof Insulation 25% 12Lighting 17% 8Duct Sealing 15% 7Refrigerators 13% 6Wall Insulation 4% 2Cool Roof 2% 1
Contact Information
To apply for the program, visit www.smud.org/multifamily
Thank you!
Sophia Hartkopf
Heschong Mahone Group, Inc.
916-962-7001
San Diego County
Case Study: Sorrento Tower
Presented by: Elizabeth McCollum
Heschong Mahone Group, Inc.
San Diego Program Highlights
• 10% reduction (simulated) in whole-building energy use to participate
• Layered incentives, program benefits, and requirements– County of San Diego (March 2011 - May 2012)
• HERS Rater training and technical support
• Tenant education
– City of San Diego (May 2011 – May 2012)
• 15% of units must low- or moderate-income (up to 400% FPL)
• HERS Rater incentive for assessment and verification
– SDG&E (September 2011- December 2012)
• Health and safety testing
• Energy Savings Assistance (ESA) Program coordination
Other Leveraged Programs
San Diego Collaborators
Energy Upgrade
Implementers
DOE (ARRA)
CECCounty of San Diego
HMG
City of San Diego
CCSE HMG
City of Chula Vista
Rate-Payer
(CPUC)SDG&E
ESAP
CCSE
MASH
CSI
Layered Incentives
Percent Improvement
SDG&E($/unit)
City ofSan Diego ($/unit)
City ofChula Vista
($/unit)
10% $550 $350 $550
15% $625 $525 $625
20% $800 $700 $800
25% $1,000 $875 $1,000
30% $1,200 $1,050 $1,200
35% $1,350 $1,225 $1,350
40% $1,500 $1,400 $1,500
Sorrento Tower: Project Overview
• 1 building/ 14 floors/198 units
• Built in 1976
• Located in the City of San Diego
– Climate zone 7 (Coastal)
• Low-income senior housing
• Team:
– RAHD Group (Owner)
– Phase 3 Construction
– ICON Builders
– Jeanne Fricot (HERS Rater)
Upgrades• Dual pane, low-e, windows• Domestic hot water
– 2 high efficiency water heaters– Pump with demand control
• ENERGY STAR refrigerators• High-efficacy lighting
– Dwelling units– Common areas
Total upgrade costCity incentive (18% TDV improvement)SDG&E incentive (10% site improvement)Total incentivesNet cost of upgrades
Costs
$ 1,407,728 $ 40,000
$ 96,030 $ 70,290
$ 1,614,048 $ 124,740 $ 108,900 $ 233,640 $ 1,380,408
Sorrento Tower: Energy Upgrades
Upgrade Costs Estimated TDV Energy Savings
Windows
DHW
Refrigerators
Lighting
$ 1,380,408 $ 31,171
Sorrento Tower: Cost vs. Savings
Sorrento Tower: Cost-Effectiveness
• Windows done for sound insulation and aesthetic reasons
– Small energy savings due to mild climate
• Removing windows from the equation:
– Cost of upgrades: $206,320
• DHW, Refrigerators, and lighting
– Estimated annual utility savings: $30,000
• Payback without incentives: 7 years
– Program incentives: $233,640
• Covers full cost of upgrades – instant payback
Sorrento Tower: Program Benefits
• Health and safety
– Ventilation testing results lead to improvements for adequate exhaust from each dwelling unit
– Asbestos removal with window replacement/expansion
• Windows allow for daylight, views, and fresh air (operable windows even on upper floors)
• Utility cost savings allow for resident benefits and programs
“It’s rare in construction and development when improvements can be cost effective, good for the environment, enhance the property’s value, and
benefit the tenants’ lives all at once. Energy Upgrade California™ allowed us to do just that.”
- Colin Rice, RAHD Group
Contact Information
To learn more about Energy Upgrade California™ in San Diego County, or to apply for program participation, contact:
Elizabeth McCollum
Heschong Mahone Group, Inc.
916-962-7001
Alameda County
Case Study: Posada de Colores, The Unity Council
Presented by: Miya Kitahara
StopWaste.Org
Alameda County Program Highlights
• Technical assistance at project inception
– Identify cost effective measures
– Direct to applicable rebates
– Preliminary GreenPoint Rated checklist
– Plan check for GreenPoint Rated
• Green Labeling Rebate
– $3,000 – 30,000: Case-by-case assessment based primarily on number of dwelling units
– Offsets cost of green verification & certification
– Paid in two installaments
Earning the Green Label
1. Complete preliminary checklist based on existing & planned scope (technical assistance)
2. Hire GreenPoint Rater (upfront rebate payment)
– Rater can also conduct energy audit & modeling
3. Complete construction & on-site verification
4. Rater submits documentation
5. Receive certification (final rebate payment)
• Marketing efforts to increase awareness
of green labels & benefits
Posada de Colores: Project Overview
• Unity Council
• Built in 1976
– HUD & City funds
• Failing, original systems
• 100 units (all occupied)
• Affordable housing for seniors
• Oakland Fruitvale Neighborhood
Posada de Colores
• Energy Upgrade CA: One element of larger plan
• Leveraged other “green” funding sources
• Prepared a Green PNA –benefitted applications
• Included non-energy green measures
Posada de Colores: Energy Upgrades
• Weatherized external façade
– Repaired water/air infiltration leaks, replaced joint seals
• Dual pane, low-e windows
– U-Factor: 0.31, SHGC: 0.33
• Domestic hot water & space heating boilers
– 94% efficiency
– New hydronic pipes, pipe insulation
– Distribution system replacement: pumps, motors, fan coils, wiring, panels, controllers
• Elevator replacement
• High-efficacy lighting
– Dwelling units
– Common areas
Posada de Colores: Funding
Total 2007 to 2012 capital improvements needed
2007 – current funding obtained:
• HUD Green Retrofit Program
• City of Oakland Loans
• Energy Upgrade CA Technical Assistance & Green Labeling Rebate
Total Funded
$ 2,400,000
$ 690,000
$ 450,000
$ 20,000
$ 1,160,000
Posada de Colores: Envelope
Façade weatherization
Window upgrades
Posada de Colores: Heating Equipment
Before After
Posada de Colores: Heating Distribution
Before After
Posada de Colores: Other Green Measures
• Energy: Lighting in units & common areas
• Community: ADA compliance remodel of common area restrooms
• Water: Common area water efficiency; efficient laundry machines
Posada de Colores: Other Green Measures
• Indoor Air Quality: Low VOC caulking, paints
• Resources: Recycled content materials
• Replaced traditional nylon carpet with wool
• Low-formaldehyde kitchen & bathroom cabinets
• Natural Linoleum flooring
• GreenPoint Rating in Progress
• $20,000 incentive for green labeling
Posada de Colores: Next Phases
• New roof – eliminate rain water pooling & solar heat gain
• ENERGY STAR rooftop exhaust fans
• Sliding glass doors
• LED outdoor lighting
• Water: Efficient toilets;
faucet aerators;
showerheads
• Ventilation systems
• Native landscaping;
resident outdoor areas
Posada de Colores
The upgrade not only reduced our PG&E gas bills; it has benefited our residents with improved thermal and acoustical comfort.
— Ross Ojeda
Director Real Estate
Unity Council
Contact Information
More information about the program:
– Multifamily.EnergyupgradeCA.org
– 510-891-6558
Los Angeles County
Case Study: Step Up on Vine
Presented by: Amy Dryden
Build It Green
About the Program
• Multifamily buildings in LA County
• 5 units or greater
– Central systems - 100% of the building
– Individual systems - 60% of the units
AND
• Achieve minimum 10% whole building performance level implementing at least 3 practices to target whole building improvement
• Construction must be completed by April 30, 2013
• Properties that pursue more comprehensive upgrades may qualify for a
Green Building Labeling Pilot Incentive
Rebate Structure
• Rebates and Incentives are
– Technical Assistance
• Upfront at application process as prequalification
• Quality Assurance throughout
– Offset Investment Grade Audit – Assessment Incentive
– Offset Costs of Improvements –Improvement Incentive
– Offset cost of green rating- Green Labeling Rebate
Assessment Incentive
• Offset cost the Investment Grade Energy Audit
• Identify energy improvements
• Identify targeted percent improvement
• Audit must be conducted by approved rater
Number of Units in Building
Incentive per building
5- 20 units $5,00021 - 50 units $10,000
51 + units (incremental increase) $20
Improvement Incentive
• Offset cost the purchasing and installing energy conservation measures for whole building improvements
• Incentive limited to $100,000 or 60% of purchase and installation costs
Improvement in Building Performance
Incentiveper Unit
10% improvement $20015% improvement $40020% improvement $70025% improvement $900
30% improvement $1200
Green Labeling Rebate Program
• Green label kicker for projects that get green label
• Flat incentive of $4000 for projects with 5-21 units.
• GPR Elements/LEED EB O&M projects with 21+ units will receive an additional $50/unit
• GPR Whole Building/ LEED NC projects with 21+ units will receive an additional $100/unit
Who are the players
Player Role
Build It Green Program Administrator and Technical Assistance
LA County Release incentive and rebate to building owner
Building Owner Apply to participate in program and engage auditor, manage scope of work.
Rater/ Auditor Complete Audit and verifications of installed measures.
Certified GreenPoint Rater for GPR/ LEED AP
Submit project for GreenPoint Rated/ LEED Certification
Contractor Complete work and install based on audit recommendations.
Step Up on Vine
All photos courtesy of Reas Energy
Photos provide by Reas Energy, Inc.
Step Up On Vine
• Hollywood Community Housing Corporation & Step Up on Second Street, Inc. –partnership to meet housing needs
• 1 building/ 34 units/ 3 stories
• Built in 1924
• Located in Los Angeles County
• Energy and Green Upgrade
– Whole Building Energy Upgrade Program
– LEED for Homes
• Expected completion December 2012- 4th
month of construction
Step Up on Vine: Before
• 64 Guest Rooms “Galaxy Hotel”
• 2 stories residential & unoccupied since 2005
• First Floor Retail & unoccupied since 2009
Existing Conditions
• No insulation
• Inefficient lighting
• Wall furnaces in each unit – 63% AFUE
• Central Domestic Hot Water (Dual hot water tanks)
• Water fixtures not in compliance with Energy Policy Act of 1992.
• Original windows
• Rusted vents, poor locations of vents
Step Up on Vine: Proposed
• 32 efficiency units for homeless individuals with severe mental illness
• 2 managers units
• Ground Floor
– Community Rooms & Computer lab
– Commercial Kitchen and Café (job training & meals)
• Proposed remodel to address energy and green upgrades
Step Up on Vine: Energy Measures
• Weatherized external façade
• Low E windows
• Wall and Attic Insulation
• Replaced old dual tank water heaters with high efficiency water heaters and solar thermal
• Replace old wall heater with high efficiency heat pumps
Step Up on Vine: Water Heating Equipment
Step Up on Vine: Other Green Measures
• Energy:
– Lighting in units & common areas & exterior
– Energy Star microwave, cook top & refrigerators
– Common laundry- leased Energy Star
– Photovoltaic system- (approximately 11-13 kW/ 44 panels)
• Indoor Air Quality
– No/ Low voc paint and adhesives
– No carpet – (O&M, satisfaction) – no cost
– Mechanical ventilation to units
Step Up on Vine: Other Green Measures
• Indoor Air Quality
– No/ Low voc paint
– No carpet – (O&M, satisfaction) – no cost
– No Low VOC adhesives
– Humidistat controllers
– Bath and kitchen exhaust
• Resources
– Ground floor concrete
– Linoleum and resilient flooring
– Seismic Upgrades
– Solid surface countertops
Step Up on Vine: Other Green Measures
• Water conservation:
– grey water system for toilet flushing
– Low flow fixtures (faucets and toilets) in units & ground floor services
• Community:
– reduction of stormwater runoff through green roof and vegetated screens
– Services to residents and job training
– Roof garden for social gathering
• balanced area and benefit with PV
Step Up on Vine: Funding
• Energy Upgrade CA Technical Assistance & Green Labeling Rebate- Estimated incentives $56,000.
• Public funding sources which encourage/require green building
• Total Cost of Project: $7.2 million- 100% funded
• 56% of Public funding
• 6% Private funding
• Remainder is covered by Tax Credits purchased Limited Partner Equity Investor
Modeled Energy Upgrades Cost and Savings
– Estimated Energy Improvement 30%
• For LEED for Homes – 20% better than code
– Estimated Modeled Energy Savings per year $6,600 – does not include PV
– Estimated Green House Gas Emissions 25 tons
EstimatedInstallation Cost
Envelope $60,580
Windows $54,342
DHW $64,939
Solar Hot Water $76,352
HVAC $197,500
Lighting $8,440
Refrigerators $806
Total Estimated $ $463,959
Cost estimated from EnergyPro modeling
Cost vs. Savings
• Other Cost Savings not captured in Energy Modeling
• Cost of practice + Aesthetic + Durability/ Operations & Maintenance Cost = Cost Effective
Grey water
• Source: 34 LHU bathtub/showers.
– Represents 408 gallons per day
• Demand: water closets for the 34 units
– Represents 348 gallons/day
• Savings: Minimum of 348 gallons per day- May be up to 127,020 gallons of water annually.
• Additional savings on water utility bill for potable water and treatment of sewer
Program Benefits
• Rebates to increase offerings to tenants to fulfill mission of healthier and more efficient environments for tenants
– Small PV system
– Grey Water
• Reduce operation costs
• Reduce Utility Costs
• Evaluations identified lead, asbestos and mold
• Green aspects allowed them to access more funding
Step Up on Vine
To make the as housing affordable as possible for our vulnerable population, we pay all of our residents’ utilities. The savings from energy upgrades are critical because they enable us to continue providing this service to our tenants.
- Sara Tsay, project manager, Hollywood Community Housing Corporation
Next Steps and Questions
• Review resources on https://multifamily.energyupgradeca.org
• Program Administrator
– 510.590.3360 x.300
Conclusion
Next Steps to Participate
Future of Energy Upgrade
How to Get Started
• Visit Multifamily.EnergyUpgradeCA.org
• Use the Funding Finder
– List of recommended measures
– List of applicable funding & incentive programs
• Learn more about local programs
County Contact
AlamedaMiya Kitahara, StopWaste.Org
[email protected] | 510-891-6558
Los AngelesAmy Dryden, Build It Green
[email protected] | 510-590-3360 x300
SacramentoSophia Hartkopf, Heschong Mahone Group for SMUD
[email protected] | 916-962-7001
San DiegoElizabeth McCollum, Heschong Mahone Group
[email protected] | 916-962-7001
San FranciscoLowell Chu, San Francisco Environment
[email protected] | 415-355-3738
Multifamily.EnergyUpgradeCA.org
Local Program Contacts
