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BOMA explores better energy management.

Yet new codes, regulations, legislation, technology and a dramatic surge in demand by tenants continue to pile on. Energy management, in many ways, is a greater priority today than it was when it dominated the news.

The Building Owners' and Managers' Association of Greater New York, Inc. (BOMA/NY), constructed a panel to explore the many energy-related issues confronting owners and managers at its March 24 Energy Seminar, moderated by BOMA/NY Energy Committee Chairman, Christopher C. Brown, President of Wiedenbach Brown Co., Inc.

The panel included Charles C. Copeland, senior vice president, Goldman Copeland Associates PC; Margaret L. Carey, vice president of Enersave, Inc.; Peter L. DiCapua, BOMA/NY president and senior vice president of ArCo Properties and Management, Inc.; Michael M. Downey, RPA, BOMA/NY first vice president and senior vice president of Operations at Mendik Realty Company; F. James Fanto, vice president of MEB Electric; Edward J. Linky, chief, States Program Section of the Air and Waste Management Division of the Environmental Protection Agency and Stephen B. Wemple, manager of Energy Services at Consolidated Edison Company (Con Ed).

For three hours, the panel explored such issues as enhancing marketability and competitiveness through energy management; the multi-billion dollar potential of the demand-side management industry; the intricacies of the New York State Energy Code, the health and environmental benefits of the Green Building approach and guidelines for Con Ed's Enlightened Energy Program.

Highlights of the seminar include:

* "How do you compete in a market where tenants are using 2 to 3 times more electricity than 10 years ago? And where utility costs are second only to debt service and taxes? Take the initiative now and implement an aggressive energy management program. Do not wait for national policy to be defined," advised Atco's Peter L. DiCapua. "A savings of $1 or $2 per square foot gives you a competitive edge over the building down the street!"

Areas to target include lighting in public corridors, HVAC equipment in common systems and other equipment relating to common areas. "The resulting savings help capitalize the investment and the dollars stay in the building," DiCapua stated. "With tenant demand increasing, you may need, for example, to invest in new risers, which can be a major cost. But how can you afford not to?? In a 500,000-square-foot building, the $1 per square foot savings will capitalize the cost of equipment and ultimately, you benefit in profitability."

* "The latest revision of the New York State Energy Code suffers from a lack of awareness -- it is looked upon as voluntary, though it is mandatory ... And in 1994 even more stringent conservation measures will be dictated," said Charles C. Copeland, PE. The code covers HVAC, plumbing, lighting and electricity and the building envelope, and has a number of provisions dictating that the substantial portion of a renovation -- usually 50 percent of more of a system measured in units appropriate to that system -- must follow the code.

Though there are exceptions, including historic landmarks, museums and hospitals, "there is generally no way to avoid the code," Copeland continued. "Even if you don't meet the 50% criteria there will be no choice. For example, when you replace equipment, because only new, efficient, equipment is available for purchase. The 4 watts per square foot of the 1960's is now down to 2.4 watts per square foot."

* It's the most ambitious program of its type in the country -- reducing overall energy use by 15 percent and dependency on oil by 25 percent by 2008," said Con Ed's Stephen B. Wemple, reporting on the utility's Enlightened Energy Program. The 18-year, $3.8 billion rebate program is highly successful, encouraging a reduction in demand that will top $80 million this year.

* "If I said give me $200 today and tomorrow I'll return $66, and $60 more each year for the next five years, what would you say?" asked F. James Fanto. With the seminar participants responding with a unanimous "yes", Fanto pursued his point with real life figures from a building participating in the Con Edision Rebate and Enlightened Energy Conservation program. "Those savings are equivalent to an annual interest rate of 16.53 percent--better than just about any other opportunity on the market -- and they're available to virtually every Con Ed customer -- without sacrificing comfort or environmental quality," Fanto pointed out.
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Title Annotation:Building Owners' and Managers' Association of Greater New York Inc.
Publication:Real Estate Weekly
Date:May 12, 1993
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