Five barriers to energy efficiency savings: What we can learn from Google and GE

Google and General Electric know a bit about making money and creating shareholder value. It's no surprise, then, that they're sages when it comes to energy efficiency. A panel discussion at a recent Fortune Brainstorm Green session -- which included Google’s Green Energy Czar Bill Weihl and Gretchen Hancock, project manager for corporate environmental programs at GE -- germinated a list of five key roadblocks to energy efficiency. First, a panel primer from the Environmental Defense Fund's Innovation Exchange:

Here’s a business conundrum for you: energy efficiency saves serious money, cuts carbon pollution, requires low tech solutions, and is a known quotient, having been around since the 1970s. So why are so many companies still not taking the necessary steps to identify and eliminate these inefficiencies?

“What we learned in Econ 101 doesn’t hold true when it comes to energy efficiency – the notion of perfect markets, where information flows freely and people are maximizing their value,” notes Environmental Defense Fund’s Gwen Ruta. “Instead, it’s as if companies across the globe are walking around with a hole in their pocket with coins dribbling out nonstop.”

How is it that smart companies who are vigilant about monitoring the bottom line, stock price, customer satisfaction and much more let this wasteful “dribbling” occur? This question launched a robust discussion at a Fortune Brainstorm Green session last week titled “A Trillion Dollar Opportunity: The Hunt for Energy Efficiency.”

We posit often about how companies and property owners leave money on the table; dribbling coins (nonstop) from their pockets is a new one. What are the main barriers to energy efficiency and how can companies try to overcome them? According to Innovation Exchange's recap:

Barrier #1: Information overload and lack of focus. There’s a ton of information out there about energy efficiency – and what companies should do to reap the savings – but it’s diffuse and challenging to wade through. Companies need help focusing in on the right tools and content and prioritizing where and how to begin. GE conducts through regular energy “treasure hunts” inside a given company where selected employees come together for a jam-packed three-day working session to identify energy efficiency savings at a chosen manufacturing site. The results are impressive – each treasure hunt typically identifies opportunities to reduce energy spent by 20% – and proves that when people have the information, data and focused time to spend on this challenge, huge savings can be found.

Barrier #2: Structural limitations. This is a big one. Companies of all sizes suffer from a siloed approach to business, where business units and operational departments are managed by separate budgets, performance timelines, product cycles and more. Finding energy efficiency savings requires employees throughout the company to share information and make trade offs in order to achieve strong results. For example, there may be an increase in cost to the R&D budget around energy efficiency efforts, but balanced by a result in savings that will show up in the facilities management budget. Most likely, these two divisions communicate rarely and have little in common – including different bosses who may not communicate well among themselves, either. Why would one take on a cost for the other to reap the savings? Google takes a “total cost approach” that is geared to precisely avoid this problem. And GE’s treasure hunts bring cross-functional teams together over the three-day activity which by definition helps break down silos. According to Gretchen Hancock, the more people from different departments are involved, the better the results of these treasure hunts are.

Barrier #3: The solutions are small and diffuse, not few and mighty. There is no single “gee whiz” step that companies can take to ensure they are reaping all the benefits of energy efficiency for their organizations. It takes time for companies to unearth where and how they can save both cash and carbon through energy efficiency. Some employees may be attracted by bigger, more appealing sustainability projects or cost savings efforts that are being considered or launched by their company. To avoid this problem, the hunt for energy efficiency savings should be institutionalized throughout companies as a continuous process, not one-off events. Energy efficiency savings should be one of the metrics that business units are evaluated on, and therefore, regularly measured and reported on.

Barrier #4: Cultural resistance within companies. As Gretchen Hancock noted, some companies hear the phrase energy efficiency and think, “Didn’t we tackle this problem in the 1970s?” In companies where innovation and excellence is the expectation and the norm, executives may believe that the “low hanging fruit” of energy efficiency is either too low-tech to consider or has been dealt with decades ago. But the fact is that energy efficiencies exist where even super bright executives might not expect to find them. Aging equipment can cause inefficiencies, new technology enables new savings and employees need to be trained and retrained on efficiency issues and practices.

Barrier #5: Those super-short ROI expectations. We all know how Wall Street expects speedy ROI for corporations across the board. As a result, public companies have a strong disincentive to invest in processes, products or technologies where recouping the costs may take anywhere from 1 to 5 years. This short-term thinking leads to short-term strategies, and serious money being left on the table.

Energy Efficiency and Real Estate: Opportunities for Investors (take two)

In a post last week, we summarized a Mercer and Ceres report, Energy efficiency and real estate: Opportunities for investors. The report equips real estate investors and property managers with a pragmatic framework, and anecdotal evidence, to make informed decisions about how to implement energy-efficiency initiatives, with a central theme: If you’re not investing in energy efficiency, you are leaving money on the table. Corroborating music to our ears.

The report concludes with eight terse and meaningful morsels:

• Energy efficient buildings offer a measurable financial benefit over non-green buildings, in the form of higher rent, occupancy, valuation and lower operating costs
• No- or low-cost energy efficiency improvements can have quick and dramatic impacts on property operating costs
• Poorly performing buildings represent an opportunity for a significant investment gain when it comes to energy efficiency
• Additional improvements require planning, partnerships and initial investments, but can also decrease operating expenses and raise resale and leasing value
• Investment managers and products that consider energy efficiency and green building practices are increasingly available to investors
• Barriers to implementing energy efficiency improvements are eroding as demand grows, research on the benefits continues, and supporting products and services improve feasibility and cost-effectiveness
• A growing number of strong networks, initiatives and tools are helping investors, owners and property managers measure and improve energy performance and prioritize new projects and programs
• All of the above factors facilitate indirect approaches to energy efficiency improvements, which provide further opportunities to investors

As Energy Efficiency Booms, Buildings Get a Brain

The Cleantech Group recently released a comprehensive analysis of energy efficiency innovations in commercial office buildings. The findings are promising -- and lucrative -- for commercial building owners, managers and developers, let alone smart energy investors.

“Commercial office buildings consume 40% of the electricity produced in the U.S. and 18% of total U.S. energy,” said Sheeraz Haji, president of the Cleantech Group. “Our analysis shows that energy efficiency is poised to overtake solar as a top investment category in 2010, and commercial buildings represent a prime target. Lower investment costs, financial incentives, and faster payback periods are fueling product competition as data-driven technologies battle over the building’s brain.”

As we opined in a previous post, commercial, industrial and municipal buildings are dumb, inefficient and, above all, wasteful. If you own or manage a building (or a portfolio of buildings), you are unnecessarily wasting money every day. But, if your building has a brain -- if it's intelligent and you are intelligent in your management of your asset -- you, well, get smart. Andrew DeGuire, vice president, strategy and acquisitions with Johnson Controls, explains:

True building efficiency can only be achieved when executives take a more holistic view of their portfolio of buildings. Robust building control systems can be networked within buildings and across a portfolio to integrate security, lighting and HVAC with other enterprise applications, providing real-time data to track performance, decrease operating costs, and set future efficiency goals.

According to the Cleantech report, the focus on performance is driving an information and communication technologies invasion of buildings to enable greater visibility and control as vendors compete to be the gateway to building intelligence. Data-driven energy efficiency products and services look poised to grow, including low-powered Wi-Fi sensors, energy management software, building automation, and smart lighting and windows.

We could not agree more. A decade ago, few computers and information systems were networked; now, it's commonplace. Today, few buildings (and their energy-consuming equipment, specifically lighting and cooling systems) are networked. Ten years from now, we may look back and chortle at the back-then arcane -- boy, they were dumb! -- and wasteful condition of buildings.

Key Lessons: Energy Efficiency Retrofits

Leanne Tobias, author of Retrofitting Office Buildings to be Green and Energy-Efficient (recently published by the Urban Land Institute), shares a high-level summary of readily-available energy efficiency opportunities. Here's a snapshot:

• Energy efficient and sustainable retrofits can be remarkably cost-effective. A number of the case studies profiled in the book achieved payback in a year or less, and an early sample of U.S. LEED-certified retrofits showed average paybacks of approximately 17 months, with an average cost per square foot of just $.21.
• Many of the retrofit approaches with the best paybacks are the simplest. A few of the readily implemented, low-cost ways to reduce building energy use include such approaches as operational changes, lighting retrofits, and replacing constant speed drives with variable speed drives on major mechanical equipment. These types of changes are not technologically advanced, but they are extremely cost-effective.
• There are also some fascinating technological advances being introduced to the building energy-efficiency market. Among them: smart meters and smart grid systems, which use wireless technology to monitor and optimize energy use in real time.
• One of the most intriguing trends is the extensive use of passive heating and cooling to minimize reliance on mechanical systems. Passive heating and cooling approaches include the use of natural ventilation, the uncovering of thermal mass (exposing walls and underfloor slabs), and the use of vents or chimneys to regulate interior temperatures.

Click here to read the entire post published in GreenerBuildings.

Energy Efficiency and Real Estate: Opportunities for Investors

Commercial real estate developers, owners and managers are not adverse to making money. However, many are tentatively uncertain when it comes to energy efficiency -- implementing energy- and cost-savings measures to improve the performance and increase the value of their assets. Until recently, their trepidation made sense; minimal information and benchmarks existed to validate and propel their energy-efficiency investments. Times are changing.

A recent report authored by Mercer and Ceres -- Energy efficiency and real estate: Opportunities for investors -- elaborates how and why fiduciaries responsible for real estate portfolios assume significant risk and overlook substantial opportunities to enhance returns if they fail to factor energy efficiency into their real estate investment decisions. The seminal report lays out the steps investors can take to improve energy efficiency, and presents best practices for different types of investments.

A few metrics validating the business case for energy efficiency:

• A 2008 McGraw-Hill Construction/US Green Building Council survey found that markets for green commercial and institutional buildings in the US have risen from 2 percent in 2005 ($3 billion) to about 10 to 12 percent of construction value ($24 billion – $29 billion) in 2008, with projected growth to 20 to 25 percent ($56 billion – $70 billion) by 2013.
• Current research by RREEF, Deutsche Bank’s real estate investment division, reveals a shortage of energy efficient real estate to meet this growing demand. Price and value premiums observed for green buildings reflect this shortage of such properties on the market.
• A Maastricht University study found an actual rental premium of 3.5 percent on US office properties, a 6 percent increase in occupancy for ENERGY STAR buildings (similar to McGraw-Hill survey results), and a 16 to 17 percent premium on transaction prices (sales price per square foot).
• In a 2008 study, University of Arizona Professor Gary Pivo and Indiana University Professor Jeffrey Fischer found higher income and income growth, lower capitalization rates, higher net operating income per square foot, higher market value, higher rent and lower expenses for ENERGY STAR rated properties, compared to properties with no energy efficiency rating.
• In a 2009 study, researchers at the School of Real Estate and Planning at Henley Business School found commercial building price premiums of 10 percent and 31 percent, respectively, for ENERGY STAR and LEED- certified buildings.

In addition, the report (page 26) sequences -- in plain, make-it-happen language -- technical improvements for energy efficiency upgrades: Retrocommissioning, lighting, supplemental load reductions, air distribution systems, and heating and cooling systems.

Overall, the three most significant drivers for energy-saving retrofits are energy cost reductions, responding to client demand and a desire to create a superior product. Based purely on economic returns, investing in energy efficiency is the single most viable investment a property owner or manager can make.

Sacramento clean tech booms

Quick blurb in today's Sacramento Press referencing the Sacramento region as California's fastest growing clean-tech economy. Quick excerpt:

Sacramento led the state in green job growth in 2008, with an increase in green jobs of 87% between 1995 and 2008, reports Many Shades of Green: Diversity and Distribution of California’s Green Jobs

... SARTA’s CleanStart program identified 98 companies in the region engaged in the clean tech sector for 2009; twenty of these companies were new to the list. The clean-tech companies in the region include three publically traded companies: Solar Power Inc. (SOPW.OB), Octus Energy (OCTI.OB) and Pacific Ethanol (PEIX).

Solid validation -- sans pom-pom waving -- for California's Capital Region, anchored and amplified by the pragmatic work of UC Davis and its Energy Efficiency Center, California Lighting Technology Center, and Western Cooling Efficiency Center. California has led the world in energy efficiency and alternative energy innovation, and the Sacramento region (catapulted by UC Davis) is leading the charge.

Building Star: The latest star for energy efficiency?

First there was Energy Star, the long-established energy ratings system. Then came Home Star, an energy-efficiency incentive program for homeowners. Now, the Senate is contemplating creating a Building Star program to provide incentives to commercial buildings related to their energy efficiency. Is the third star a charm?

Rebate and incentive programs are proliferating for commercial building owners, most all regionally managed and delivered by utility companies. Building Star has catalytic potential to nationally incent and reward energy-efficient measures in commercial and multi-family residential buildings. Additional incentives plus low-cost project financing ... there's a potential star in the making.

According to Environmental Leader:

The bill was introduced March 4 by Sen. Jeff Merkley (D-Ore.) and Sen. Mark Pryor (D-Ark.).

The program is expected to save building owners more than $3 billion on their energy bills annually by reducing peak electricity demand. “Buildings represent 40 percent of the energy used in the United States, and many have old equipment that waste energy and money,” Pryor said.

In addition to rebates to reduce the cost of energy-saving measures such as high-efficiency heating and improved insulation, “Building Star” would also extend low-interest financing options to small businesses and other building owners.

Through the umbrella group Rebuilding America, Building Star has the support of the National Electrical Contractors Association, the Energy Future Coalition and the Center for American Progress Action Fund. The American Architectural Manufacturers Association also has pledged its support for the measure.

Among items proposed to be covered by the Building Star incentives are:

- building envelope insulation;

- mechanical insulation;

- windows, window films, and doors;

- low-slope roofing;

- HVAC equipment, water heaters, and boilers;

- duct testing and sealing;

- variable speed motors;

- interior and exterior lighting;

- building energy audits, commissioning, tune-ups, and training; and

- energy management and monitoring systems.

Why Smart Energy Matters

Commercial, industrial and municipal buildings are dumb, inefficient and, above all, wasteful. If you own or manage a building (or a portfolio of buildings), you are unnecessarily wasting money every day.

Dr. Amory Lovins, chairman and chief scientist of the Rocky Mountain Institute, quantifies the potential:

There are abundant opportunities to save 70% to 90% of the energy and cost for lighting, fan, and pump systems; 50% for electric motors; and 60% in areas such as heating, cooling, office equipment, and appliances.

Abundant and immediate savings. Here are additional reasons why smart energy matters:

• An estimated 97% of buildings lack controls or automation. For these building owners, energy use is invisible: Owners do not know where, when and at what cost their buildings are consuming electricity.
• Energy demand and utility rates continue to increase, while incentives to reduce energy use proliferate.
• In the U.S., the energy cost to light and cool buildings is approximately $100 billion per year, and experts believe there is an immediate opportunity to reduce energy bills by 50% of more. That's $50 billion per year in wasteful spending -- or, potential savings.

Andre de Fontaine, Markets and Business Strategy Fellow at the Pew Center on Global Climate Change, recently presented the Seven Habits of Highly Efficient Companies:

• Efficiency is a core strategy for the company
• Leadership and organizational support is real and sustained
• Energy efficiency (EE) goals are SMART: specific, measurable, accountable, robust, and time-bound
• The company uses an effective EE tracking and performance measurement system
• The organization puts substantial and sustained resources into efficiency
• The EE strategy shows demonstrated results
• The company communicates about EE as a core "story"

Is being smart about energy efficiency difficult? No. But it’s not enough to say you can do something – generating measurable, real-time results are the bottom line. For Octus, smart energy works based on our ability to generate significant energy cost savings, while improving the quality of our clients’ facilities, optimizing their operational savings, capitalizing available rebates and incentives, and reducing maintenance costs. Immediately and for years to come.