With the groundbreaking Local Law 88 on the books, New York City real estate and energy professionals will need to be aware of the best submetering options available. Join the Triacta Power Solutions webinar to learn more about their advanced multi-point submetering solutions for energy management and tenant billing.

Triacta Power Solutions designs and manufactures high-end, revenue grade energy management meters for multi-unit commercial, institutional and residential applications.

Every Triacta meter comes complete with leading edge software that combines meter management, automated data collection, powerful analysis tools and flexible billing capabilities — everything you need to create and manage your metering infrastructure.

Triacta’s hardware and software make it possible to monitor hundreds of meter points within a facility in real-time. Triacta’s meters can be integrated with existing building management and automation systems or used on their own to form a metering fabric for part of a building, an entire building, or a complete real estate portfolio.

Triacta’s solutions can be as simple or as sophisticated as required — simply and elegantly providing energy control and cost management information to property owners, managers and other stakeholders.

Long known for its high-reliability, revenue-grade, multi-protocol submetering products, Triacta’s meters have been easily and successfully deployed by submetering companies, property owners, building system integrators, and Local Distribution Companies since 2003.

Join our webinar to learn more about today’s new submetering solutions.

Little-Known Federal Appliance Standards Rank as #2 Energy-Saving Tool in U.S.

A Quiet Revolution: When Will the “Best Energy Efficiency and Climate Program You Never Heard Of” Get the Respect It Deserves in U.S. Energy and Climate Policy? Already Saving Enough Energy Annually to Power 1 Out of 3 Homes.

Apr 06, 2016, 13:08 ET from Appliance Standards Awareness Project (ASAP), Boston

WASHINGTON, April 6, 2016 /PRNewswire-USNewswire/ — The Clean Power Plan, Paris Climate Treaty, vehicle fuel efficiency standards and Energy Star grab all of the headlines when it comes to saving energy and cutting carbon pollution, even as another cornerstone of U.S. energy and climate policy gets little recognition: appliance and equipment standards.

Data from the Appliance Standards Awareness Project (ASAP) show that a quiet revolution in U.S. appliance standards has resulted in the initiative holding the second largest energy efficiency policy spot in the nation – saving 5.3 quadrillion BTUs (quads) of energy in 2014, ahead of the better known Energy Star program, utility sector energy-efficiency programs, the impact of federal tax incentives, and other major national initiatives. Only corporate average fuel economy (CAFE) standards for cars and trucks at 7.3 quads saved more energy in 2014 than did appliance standards.

U.S. energy appliance standards also stack up strongly in several other contexts:

Paris Climate Treaty. In its commitments made as part of the recently completed Paris Climate Treaty process, the Obama Administration set its overall carbon dioxide (CO2) emissions reduction goals at 26-28 percent below 2005 levels by 2025. The carbon emissions reductions from appliance standards already completed since 2007 will cover more than 11 percent of the Paris pledge for 2025.

Clean Power Plan. Annual carbon emission cuts in 2030 from standards completed since 2007 will reach about 220 million metric tons, or about one quarter of the emissions reductions expected from the administration’s Clean Power Plan, the Obama Administration’s highest profile action to reduce climate emissions.

Overall energy savings. Since President Ronald Reagan signed the original national appliance standards into law, savings from standards have grown to reach 13 percent of electricity consumption in 2015 and 4 percent of natural gas consumption. Because many more appliance standards are coming on line in the years ahead and existing standards have an increasing impact over time, the savings will swell to 20 percent of projected electricity consumption and 6 percent of projected gas usage by the year 2030. Already, the energy savings from appliance standards in the year 2015 were enough electricity to meet the needs of 43 million homes (i.e., more than one-third of current U.S. households) and the gas needs of about 10 million U.S. homes.

Upcoming appliance and equipment standards will mean even bigger savings. The U.S. Department of Energy (DOE) has issued new standards for rooftop air conditioners and commercial warm air furnaces that will reduce energy use by 1.7 trillion kilowatt hours (kWh) over 30 years. To put that in perspective, that’s almost as much energy as is created by all the coal burned in the U.S. in a year to generate electricity.

Andrew deLaski, executive director, Appliance Standards Awareness Project, said: “Appliance standards are the ‘unsung hero’ of U.S. national energy and climate policy. From refrigerators to air conditioners, the Department of Energy’s appliance efficiency standards make major differences in nearly everyone’s life, covering products representing 90 percent of residential energy consumption and 60 percent of commercial consumption. The data make it very clear that we need to stay on track with a vibrant and robust appliance standards program in the coming years.”

Shannon Baker-Branstetter, policy counsel, energy and environment, Consumers Union, said: “Consumers Union views efficiency standards for appliances as a win-win for saving consumers money and reducing energy consumption and its environmental impacts. Raising the bar for efficiency of household products, with policies such as Energy Star and appliance efficiency standards, is one of the easiest and most effective ways to help consumers save money.”

Steve Nadel, executive director, American Council for an Energy-Efficient Economy (ACEEE), said: “Efficiency standards can slip by unnoticed because consumers and businesses don’t recognize the significant contribution they make in reducing their energy use and utility bills. It’s important they and other energy-efficiency measures get the credit they deserve so these initiatives can keep going and remain a vital part of our national energy policy.”

National appliance standards are already saving the typical U.S. household about $500 per year on utility bills. Taking into account appliances and equipment sold through 2035, consumers and businesses will save more than $1.9 trillion thanks to standards already on the books today.

In 2015 alone, appliance standards helped the United States avoid emissions of 300 million tons of carbon dioxide (CO2), which is equivalent to the annual CO2 emissions from about 63 million automobiles.

California and other states started adopting minimum efficiency requirements for appliances and other energy-using equipment in the 1970s. The first federal appliance standards were enacted by Congress and signed into law by President Reagan in 1987. Over time, new laws signed by both Presidents Bush added additional product categories, and the DOE has periodically updated the standards. At present, more than 50 products are covered by federal standards, and state laws cover some additional items. The appliance and equipment standards cover products used in the residential, commercial and industrial sectors.

A quadrillion BTUs is equal to the energy output of eight billion gallons of gasoline or 36 million tons of coal or 970 billion cubic feet of natural gas.


ASAP ( organizes and leads a broad-based coalition effort that works to advance, win and defend new appliance, equipment and lighting standards which deliver large energy and water savings, monetary savings and environmental benefits. Working together, the ASAP coalition supports new and updated standards at the national and state levels through technical and policy advocacy and through outreach and education. ASAP was founded in 1999 by the American Council for an Energy-Efficient Economy (ACEEE), the Alliance to Save Energy, the Energy Foundation, and Natural Resources Defense Council (NRDC).

EDITOR’S NOTE: A streaming audio replay of this national news event will be available as of 4 p.m. EDT on April 6, 2016 at

Long Island Solar Market Grows 320% – Eliminates Need for Incentives

Significant growth in the Long Island residential solar market achieves NY-Sun target to create self-sustaining solar industry, eliminate the need for public incentives
Support for solar continues through tax credits, net metering, and affordable financing for underserved communities
April 19, 2016

The New York State Energy Research and Development Authority (NYSERDA) today announced 320 percent growth in the residential solar market on Long Island since 2012. Due to this significant growth, the region’s residential market is now self-sufficient and able to function without public subsidies available through NY-Sun. Long Island is the first region in the state to meet its residential solar target, and will continue to receive assistance through tax credits, affordable financing for underserved communities, and other supporting regulations.

NY-Sun was designed to stimulate solar growth and build a self-sustaining solar industry across the state. NY-Sun’s MW Block Program divided the State into three geographic regions, each with incentives allocated based on the maturity of the market, and with the level of incentives declining over time as pre-set targets were met.

John B. Rhodes, President and CEO of NYSERDA, said, “The tremendous growth of solar on Long Island under Governor Cuomo’s NY-Sun initiative has greatly expanded the use of clean, sustainable energy in the region. Long Island’s solar industry is strong and actively serving the growing clean energy market, and we know this momentum will continue.”

The NY-Sun MW Block program is intended to respond to changing market conditions in a predictable and transparent manner, and to allow the solar market in each region to grow at its own pace. The strategy to decrease incentives over time as targets are met, with an understanding these incentives will eventually be eliminated, is based on the strength of the market’s ability to be self-sustaining.

Long Island’s NY-Sun Residential MW Block capacity was 139 MW over four residential blocks. The level of incentive in the region decreased from $0.50 per watt in block one, which opened Jan. 1, 2014, to $0.20 per watt in block four, which began April 24, 2015, with two intermediate steps in between.

Other financial incentives and programs supporting residential solar installations are still available to Long Island residents, including state and federal tax credits, Affordable Solar for low- to moderate-income households, and the Solarize North Hempstead and Solarize Southampton campaigns. Through net metering, solar customers may also reduce costs if a solar energy system produces more electricity than their home requires.

In addition, the Long Island Power Authority (LIPA) Board recently approved community net metering, which will offer opportunities for solar developers to build large off-site projects that residents can buy into or lease portions of to reduce their energy bills, and on-bill financing is expected to be available to Long Island customers through PSEG Long Island this summer.

NY-Sun has accelerated the growth of solar across the State, with the amount of solar power installed and in development under the Governor’s NY-Sun initiative increasing 575 percent from 2012 through 2015. New York’s solar industry is the fourth largest in the nation and employs more than 8,250 workers, an increase of more than 3,000 jobs since 2013. In 2016, double-digit job growth is expected to continue with another 1,000 additional jobs created as a result of the state’s robust solar project pipeline.

About Reforming the Energy Vision

Reforming the Energy Vision (REV) is Governor Andrew M. Cuomo’s strategy to lead on climate change and grow New York’s economy. REV is building a cleaner, more resilient and affordable energy system for all New Yorkers by stimulating investment in clean technologies like solar, wind, and energy efficiency and generating 50% of the state’s electricity needs from renewable energy by 2030. Already, REV has driven 600% growth in the statewide solar market, enabled over 105,000 low-income households to permanently cut their energy bills with energy efficiency, and created thousands of jobs in manufacturing, engineering, and other clean tech sectors. REV is ensuring New York State reduces statewide greenhouse gas emissions 40% by 2030 and achieves the internationally-recognized target of reducing emissions 80% by 2050. To learn more about REV, including the Governor’s $5 billion investment in clean energy technology and innovation, please visit and follow us at @Rev4NY.


Peter Constantakes,
Phone : 518-862-1090, Ext. 3109
Email :

NY’s First Community Choice Aggregation Program is Here

CCA Will Purchase Electricity on Behalf of 90,000 Homes and Small Businesses in Westchester County

Mar 09, 2016, 10:40 ET from Sustainable Westchester

Today, Sustainable Westchester and 17 of the 20 Westchester County municipalities that comprise Westchester Smart Power announced that they have selected the winner of a$150M contract bid that aims to transform the way we buy and use energy. ConEdison Solutions, the deregulated subsidiary of Consolidated Edison, Inc., has been selected to provide electricity on behalf of 90,000 residential and small business customers throughout Westchester County. Under the CCA, each of the 17 municipalities now has a choice in whether to opt for a 100% renewable energy supply, greened through Green-e certificates, or a slightly lower priced energy supply that includes a standard mix of traditional and renewable energy sources. The contract is a milestone in what Westchester Smart Power intends to be a deep contribution of distributed energy resources (DER) in the state.

A Program That Redefines How We Purchase, Consume and Generate Energy

In 2015, Sustainable Westchester Inc., a local non-profit representing 40 communities in Westchester, was selected by New York State to manage the first Community Choice Aggregation pilot program under Governor Cuomo’s Reforming the Energy Vision (REV) strategy. Together, the state’s first consortium of local governments joined to create Westchester Smart Power, giving municipalities the ability to contract directly with energy suppliers, acting as a single buyer, in order to realize bulk discounts on retail rates and to choose power from clean, renewable sources.

The Westchester Smart Power program unifies environmental and consumer interests as, for example, it achieves peak load reductions that may save as much as 100 Megawatts at peak hours, holding the potential to save residents and businesses an additional $10 million per year.

Richard Kauffman, Chairman of Energy and Finance for New York State, said, “As the first Community Choice Aggregation in New York State, Westchester Smart Power holds the potential to transform how consumers purchase, use and choose the energy for their homes and businesses. We congratulate the communities inWestchester County who have embraced Governor Cuomo’s Reforming the Energy Vision strategy for a cleaner, more resilient and affordable energy system ensuring 50% of electricity consumed in New York comes from renewable power by 2030.”

20 of Sustainable Westchester’s 40 members have joined the Westchester Smart Power program. Municipalities that have joined the program include Bedford, Greenburgh, Hastings-on-Hudson, Irvington, Larchmont, Lewisboro,Town of Mamaroneck, Village of Mamaroneck, Mt. Kisco, New Castle, New Rochelle, North Salem, Town of Ossining,Village of Ossining, Pelham, Pleasantville, Rye Brook, Somers, Tarrytown and White Plains. Communities interested in participating should reach out to Sustainable Westchester for details about timing and participation in phase two of the program.

The Electric Service Agreement, drafted by Sustainable Westchester and attorneys and other representatives of the 20 participating municipalities, is a powerful document in its own right, emerging with 42 pages of protections for residential consumers and participating municipalities.

All residents and small businesses will be receiving letters from the municipalities outlining the details about Westchester Smart Power. Service for Westchester Smart Power customers will begin on May 1st.  For more information about Westchester Smart Power, go to

“Westchester Smart Power will give consumers the opportunity to source clean power at more competitive rates. Unprecedented access to our consumption information and a commitment to buy together have been critical in enabling smarter, more informed and more powerful choices,” said Mike Gordon, Co-Chair of Sustainable Westchester.  “The success of Community Choice enables a transformative shift in the way we buy and use electricity, and soon energy, in New York. As the program goes forward, consumers will also benefit from savings attributed to peak demand reductions, local renewable energy generation and energy efficiencies.”

Bedford 2020, a Westchester-based environmental non-profit, is partnering with Sustainable Westchester to spread the word about the opportunity Westchester Smart Power represents to convert the county to renewable energy sources. According to Ellen Rouse Conrad, Co-President of Bedford 2020, “The choice to ‘opt up’ to 100% renewable energy is a game-changing opportunity for residents and small businesses in Westchester County. At long last, government has presented a viable solution for all consumers who care about clean energy, clean water and clean air.”

About Sustainable Westchester:

Sustainable Westchester is a membership organization with more than 85% of all Westchester municipalities participating, representing 800,000 county residents. The action group is designed to turn environmental challenges into opportunities to improve the quality of life, economy and future prospects of county citizens. For more information visit:

About Bedford 2020:

Bedford 2020 is partnering with Sustainable Westchester to assist with education, outreach and implementation of the 100% “opt up” to renewable energy feature of Westchester Smart Power. Bedford 2020 is a non-profit organization leading a grass roots effort to reduce greenhouse gas emissions 20% by the year 2020 in the town ofBedford, NY and beyond. Since their formation in 2010, they have piloted projects that have subsequently been replicated throughout the region. Their focus is on energy efficiency, solar energy and renewable energy. In addition, they have community programs in four other areas: Food & Agriculture, Transportation, Waste & Recycling, and Water & Land Use. For more information visit:

The questions of metering….

Some History

Over the last few decades, metering energy has become more than just a device on the side of the building, in the electrical room or physical plant. It has now become a tool that provides data for managing buildings, tenants, cost centers, sustainability and much more.

It started with the simple questions related to installing a meter, walking up to the meter, reading the dials or display, writing down the ‘clipboard’ and using ‘sneaker net’ to get the information to a spreadsheet or other reports. With today’s technology, we now have a process that can be integrated on many levels, with the capability to share information with many departments, agencies, consultants and more. Feeding big data gives us a new set of questions.

Energy management is being looked at now beyond just electrical. It now includes the gas, water, other thermal loads and non-utility parameters. Metering has taken on an expanded role in the last decade to facilitate business operations and has become a primary source to the Big Data of energy management and efficiency. This discussion can go on for pages, but I am going to stick to some basic thoughts and questions for now.

Click to jump down to the answer:

Why should you meter?
Why don’t you meter?
Which one do I use?
How do I know I will get a payback?
What information am I looking for from the meter?
How is the data being delivered?
Where is the data being delivered?
How often am I going to receive this information and make an actionable decision?
How do I maintain the data historically and use the data effectively?

Why should you meter?


You can’t manage what you don’t measure
This old but true adage has been the initial driver to metering because everyone can understand this concept. ‘Guest-a-mation’ is no longer acceptable.
Monitoring and Verification (M&V)
As a result of an energy audit, you may replace a piece of equipment or adjust a controlled operation in your BMS. To prove the savings, you will need to perform a verification based on historical and current data in order to show success or failure. From a failure you can make the necessary adjustments and start the M&V process over. But when proven successful, the meter will continue to provide the ability to continuously commission the change and eliminate any drift or re-occurrence. It is important to maintain your savings.

Information is golden, not just for you but other departments
Metering can provide the ability or capacity to act effectively in making and maintaining changes. You need to think about all the active meter data participants for this installation.

Extend energy management with engagement
Everybody can be an energy manager if they can visualize the metering data. Allowing non-energy managers to support efficiency in seeing what their role is can become a powerful tool in the whole process.

Cost Allocation and budgeting
Dollars and cents are the real reasons to invest in any business operations. Metering can provide the ability to allocate internal costs which can lead to conscience cost saving behaviors in departments.

Check the utility for billing and rate confirmation
Many energy users who are conscious of their bills are unsure as to whether the utility is charging them correctly. Most rates are pretty simple, but with deregulation of electricity and gas, there are now multiple bills and suppliers to check on.

Improve your Energy Star score or other building performance measurement score
There are many cities across the US that has implemented either mandatory or suggested participation in utility usage. By using the EnergyStar Portfolio manager, the score is then available for public access. Although this requirement is yearly and only requires the data off of utility bills, the best way to start improving your score is by metering. CBECS is another building scorecard that may also be used.

Mandatory sub metering requirements
At some point in the future sub metering may be mandatory. How many will follow New York Local Law 88? Investing in the future by starting now may be viable.
Back To Questions↑

Why don’t you meter?


Capital costs
The initial invest of metering have come down dramatically over the last decade. More suppliers, newer technologies such as split core CT’s and clamp on devices are lowering this investment. Also, funding is now more available.
Installation and maintenance costs
Proper installation has a cost. If a shutdown is required, then costs go up even higher due to loss of production or off hour labor. It must also be determine whether in house personnel are capable of doing the install, or whether the service needs to be outsourced. You may need to use the meter vendor to support this. Meter maintenance is also an issue. Utilities are required to recalibrate and check metering sites in addition to fixing those that are not providing data. Now this must be done on the other side of the utility meters for all the sub meters in a facility.

System costs
Today meters are delivered with some form of communication capability. This can be hardwired to a PLC or appliance box, connected to the local Ethernet or to a wireless network. This integration and pulling of the data from the meter to the designated database is a onetime cost and should be specified in detail to define what metering parameters and controls need to be done.
Technical resource for installation and system connectivity
You need a smart team to install, commission and integrate the meter into the building and business process.
Back To Questions↑

Which one do I use?


There are many manufacturers of meters in the market providing a lot of the same functionality, but they all have something that makes them unique. First, think through of the purpose of the meter data and who will need access to it. Second, think about any future actions that may be required of this meter such as DR, Tenant Star or sustainability reporting. Then select the meters or create a request for information. Some basic things to consider should be:

  • Price – You need to make sure the functionality and data requirements are there, but that you do not pay for more than you need.
  • Support – The meter vendor’s commitment and knowledge is critical. Look to see if there is online support, blogs, FAQ’s and other media to answer your questions.
  • Warranty – This period should be between 3 to 5 years for electrical. It may vary more for gas, water and other flow type meters.
  • Integration flexibility with my IT, BMS or service provider – If the meter is being used by your building management system, then it should easily integrate into the system with minimal work by the BMS team.
  • Accuracy – This should not only be an issue for internal billing (tenant and others), but also for utility participation programs such as Demand Response, peak shaving and more. Beyond these applications most meters will work fine where plus or minus 1% is a good guideline.
  • Additional loads digital and analog inputs or outputs – Consider all meters within a reasonable vicinity when installing a meter. Some meters provide the ability to support inputs (both digital and analog). These inputs can be gas, water or older electric meters. Also, the meter may have to provide additional outputs beyond the communication protocols where a digital or analog output may be required by a BMS or SCADA system device.

Back To Questions↑

How do I know I will get a payback?


You don’t always know. Your EnergyStar score can show you need more detail. In conjunction with an energy audit, the detail from the meters can show what needs to change to improve your score. If part of an ECM, it may be factored into the cost of the ECM as part of the M&V. A safe working number, if there has never been any kind of monitoring has shown to be a 5% to 15% savings once enough data has been analyzed and reviewed.

What information am I looking for from the meter?
Meters are capable of providing and storing an inordinate amount of data. How do you determine what data is required? Who are users of the energy and engineering data? Facilities, Accounting, Sustainability and Engineers all can contribute to this decision.

Make the meter data into information use against your KPI’s for savings.

  • Energy / Usage data / Therms / BTU
  • Demand / Power data / Flow / Pressure / Temperature
  • Per phase current and amperage
  • Power Factor, kVAR and kVA
  • %Total Harmonic Distortion
  • Harmonic distortion / Wave capture
  • External value from external digital and analog inputs
  • So now you select the data, how often do want to store, read and analyze. Technology is making this easier but also more confusing.

Back To Questions↑

How is the data being delivered?


The supporting meter infrastructure needs to be considered with the selection and installation of the meters. There are IT questions to consider in metering, particularly when the meter data is going to a BMS or EMS system. If working with Software as a Service provider, other considerations need to be made.

How does an IP based meter effect the bandwidth of the network? What about my local security policy?

Most meter data does not go directly from a meter to a database. There is usual and intermediary device to read the meter and push to a system. A sample of these devices are:

  • Jace from Tridium
  • Obvius
  • 38Zero
  • Intellastar

These devices can directly interface with the BMS or EMS system. In addition they can now communicate over cellular networks directly to a hosted or corporate solution (SaaS).
Back To Questions↑

Where is the data being delivered?


Data has been historically retrieved by the building management or Building Automation System. Technology has opened this up to energy information and management systems, cloud databases, local historian system and many, many more. Understand the meter data flow that is needed to meet the current and future requirements. Will the data be staying within the Intranet of your organization, or need to be delivered to a SaaS / Cloud Provider to support our operations.
Back To Questions↑

How often am I going to receive this information and make an actionable decision?


You probably have limited resources to take action based on the metering data. Meters can provide data for the short and long review of your operations. Understand clearly the analytic process of the data. Also, select the right metrics and KPI’s to the information, then automate as much as possible. Take actions on these exceptions.
Back To Questions↑

How do I maintain the data historically and use the data effectively?


Metering data is the center of the energy management and efficiency process. The meters feed information to multiple levels and organizations. It is not just energy ,facility managers and engineering but also maintenance and sustainability applications.

The questions have evolved over the years and the Internet of things will reshape metering even more. Be conscious of the process of metering and begin viewing it as a system component that is part of the overall integrated solution.
Back To Questions↑

Baby It’s Cold Inside

Courtesy of the Urban Green Council

Typical buildings would be between 32°F and 43°F indoors. New buildings are a little better, but still not resilient. A high-performing building that has better windows, fewer air leaks, and more insulation would do much better. Without power, these buildings would stay at 54-66°F for a week or more.

Without electricity, buildings are dependent on whatever protection is provided by their walls, windows, and roof. In today’s buildings, that protection is modest at best. If it wore clothing, the typical New York City building would have a light jacket on—not what you’d wear outside in winter, and certainly not performance gear.

Only some buildings are constructed well enough to maintain their indoor temperatures without power. But to protect all New Yorkers, these resilient, high-performing buildings must become the new normal.

Computer models were created by Atelier Ten and based on six representative residential building categories to find indoor temperatures after a blackout within a single apartment. Summer and winter scenarios were defined by recent New York City weather data. The full report describes these models in detail.


  • Analysis
  • Conclusions
  • Read the Report

Within a building category, there are three important factors that influence temperature in buildings during blackouts. These are:

  1. The type and amount of window area,
  2. The amount of air that escapes through cracks and leaks in the walls, and
  3. The amount of insulation in the walls and roof.

All three factors can be improved during the design and construction of new buildings, and in the renovation of existing ones.

Glass conducts about five times more heat than a typical insulated wall. Therefore, between two buildings that are otherwise equivalent, the one with more window area will be colder during a winter blackout. Even the extra sun through a well-lit south window will barely make up for the absence of insulation; other windows will lower temperature faster than a wall would. During a summer power outage, glass causes the building to heat up more. Daylighting and energy benefits are minimal if windows take up more than 60 percent of wall area.

Using triple-paned windows can lower winter heat loss, although glass will never hold heat as well as insulated walls. In summer, any building can stay cooler with windows that are designed to allow in light but reflect heat, as do the windows in our high-performing models. Sunshades can also be added to windows to block the sun in summer but allow the low winter sun in.


Most residential buildings constructed more than five to 10 years ago leak substantial amounts of air heat through cracks and leaks in the walls, windows and doors. Plastic wrap is one common method used to stop this heat loss, which is why buildings under construction are wrapped in bright pink, yellow, or green film. Builders are reducing leakage even further with careful caulking and sealing. Eventually, drafts can be virtually eliminated, with all ventilation intentionally provided by systems that recover heat from the waste air being exhausted from the building. These improvements can also be made to existing buildings.

Adding insulation prevents heat loss through walls and roofs. New buildings can easily accommodate extra insulation, since it is straightforward to add it during construction. In most cases, insulation can be added to older buildings, either indoors or by adding a new exterior layer.

Over time, building codes have improved, meaning newer buildings have better windows, fewer drafts, and more insulation than they used to. But resiliency calls for high-performing buildings that go well beyond the current code. These buildings would use advanced practices and materials that are being deployed in the best buildings today. Described in detail in Urban Green Council’s “90 by 50” report, they incorporate windows that retain heat in winter and keep it out in summer, rigorous air sealing, and extensive insulation. Since these resiliency measures also save energy, they often pay for themselves, particularly in new construction.

NY Launches $5 Billion Clean Energy Fund to Grow Clean Energy Economy

Clean Energy Fund will advance solar, wind, energy efficiency and other clean tech industries to spur economic development and reduce harmful emissions

Today’s unprecedented action will result in lower energy costs for consumers and business beginning this year

Work also begins to establish the Clean Energy Standard to meet the Governor’s aggressive 50 percent renewables by 2030 mandate

Governor Andrew M. Cuomo today announced the New York State Public Service Commission’s approval of a 10-year, $5 billion Clean Energy Fund to accelerate the growth of New York’s clean energy economy, address climate change, strengthen resiliency in the face of extreme weather and lower energy bills for New Yorkers starting this year. Additionally, the fund will attract and leverage third-party capital to support the Governor’s aggressive Clean Energy Standard, one of the nation’s most ambitious goals to meet 50 percent of our electricity needs with renewable resources by 2030.

“New York is a national leader in combating climate change and growing the clean energy economy – and today we are taking the next big step forward,” Governor Cuomo said.“This unparalleled $5 billion investment will leverage more than $29 billion in private sector funding and open the door to new clean energy opportunities for years to come. We are raising the bar when it comes to increasing the use of renewable energy and reducing harmful carbon emissions, and I am proud that the Empire State is continuing to set the example for the future.”

The $5 billion Clean Energy Fund, to be administered by the New York State Energy Research and Development Authority, builds on the progress the state is already making in developing a robust clean tech sector. The fund is projected to result in more than $39 billion in customer bill savings over the next 10 years through innovative projects and private-public partnerships focused on reducing greenhouse gas emissions, making energy more affordable through energy efficiency and renewable energy, and mobilizing private-sector capital. In addition to the $39 billion in overall customer savings, as a result of this Public Service Commission action, consumers and businesses are expected to see lower costs of $1.5 billion over the next 10 years, including an immediate reduction of $91 million from 2016 electric and gas costs compared to 2015.

Consumers and businesses can expect to see lower utility costs this year.

The fund will operate four major portfolios:

  • Market Development ($2.7 billion): NYSERDA will undertake a variety of activities to stimulate consumer demand for clean energy alternatives, energy efficiency while helping to build clean energy supply chains to meet that growing customer demand. At least $234.5 million must be invested in initiatives that benefit low-to-moderate income New Yorkers during the first three years of the fund;
  • NY-Sun ($961 million): The fund finalizes the funding and confirms the long-term commitment for NY-Sun and for the growing solar electric market and industry in New York State, by supporting rapid and continued cost reduction. This will continue to make solar energy more affordable and accessible for residential and commercial solar customers, and will drive the growth of the solar industry in New York, which currently employs more than 7,000 people across 538 solar companies in the state;
  • NY Green Bank ($782 million): To leverage private sector investment, expand the availability of capital and increase confidence in lending for clean energy projects, the fund will complete the capitalization of the innovative NY Green Bank. The fund will increase the NY Green Bank’s total investment to $1 billion and will leverage an estimated $8 billion in private investment;
  • Innovation and Research ($717 million): As New York State moves to a cleaner, more efficient, and more widely distributed energy system, the Clean Energy Fund will help spur innovations through research and technology development that will drive clean-tech business growth and job creation while providing more energy choices to residential and business customers.

New York State Chairman of Energy and Finance Richard Kauffman said, “The Clean Energy Fund will achieve greater customer savings and stimulate more demand for — and private investment in — renewable energy and energy efficiency projects, furthering the Governor’s Reforming the Energy Vision strategy. By acting today and not tomorrow, we ensure our grid will be modernized and strengthened as we also lower New Yorker’s electricity rates by implementing the most cost-effective solutions to meet our challenges.”

At last week’s State of the State address, Governor Cuomo officially proposed the creation of a Clean Energy Standard and directed the Public Service Commission to establish enforceable mandates for renewable power by June. The Commission today approved a public process to adopt a Clean Energy Standard that will also include a separate support mechanism for upstate nuclear power plants. Since nuclear facilities do not produce greenhouse gas emissions, they will help the State transition to a future under the Clean Energy Standard without losing ground on emission reductions statewide.

The Commission also took other groundbreaking steps today to advance Governor Cuomo’s Reforming the Energy Vision Strategy, or REV, by directing major electric and gas utilities to develop new, cutting-edge energy efficiency programs, on both a regional and statewide basis. It also established a benefit-cost analysis framework for evaluating new energy proposals, such as smaller, cleaner power plants, to determine whether they meet the energy- and cost-saving goals of REV.

The Clean Energy Fund supports the environmental goals of both REV and the Clean Energy Standard by reducing an estimated 133 million tons of carbon emissions (the equivalent of removing 1.8 million cars from the road). Energy efficiency and other priority initiatives of the fund are also expected to save 10.6 million MWh of electricity and 13.4 million MMBtu of fuel consumption overall.

New York State Public Service Commission Chair Audrey Zibelman said, “Under the Clean Energy Fund, every dollar of clean energy spending will achieve greater savings and enhance private investment, spurring innovation and new technologies that will bring more choices and value to New York consumers. We will build on the success of previous energy-development programs in a way that meets evolving customer and market needs and transition away from approaches that rely almost exclusively on ratepayer subsidies, which is unsustainable if we are to meet our ambitious goals in the long-run.”

NYSERDA President and CEO John B. Rhodes said, “The Clean Energy Fund allows the State to make faster and greater progress towards Governor Cuomo’s State Energy Plan and Clean Energy Standard goals, while reducing ratepayer collections. It also creates the demand for clean energy and the certainty we need to accelerate the growth of a dynamic clean tech economy that stimulates private investment and job creation.”

New York State Department of Environmental Conservation Acting Commissioner Basil Seggos said, “Through Governor Cuomo’s leadership, New York State is a national model in investing in renewable energy and addressing climate change. The Clean Energy Fund will allow New York to build a clean tech industry while furthering its efforts to reduce greenhouse gas emissions and provide utility savings for New Yorkers.”

In today’s Clean Energy Fund order, the Commission also allocated $150 million for the development of new Large Scale Renewables power projects in 2016. As the Commission develops a Clean Energy Standard, it will create new incentives for large scale renewables and a new mechanism to prevent the premature retirement of safe, upstate nuclear power plants during this transition.

In addition, the Commission ruled that the Clean Energy Standard should include non-emitting generation resources, like the nuclear power facilities in upstate New York. Without these plants, the state would lose some of the emission reductions already achieved by the state and possibly lead to an increase of more than 12 million metric tons of carbon dioxide.

To complement further programs supported by the Clean Energy Fund, the Commission is directing that each investor-owned utility seek to improve their own energy-efficiency programs to better engage customers and meet the overall goals of the Clean Energy Standard and the State Energy Plan. Energy-efficiency programs offered by major utilities are poised to offer greater value and new, cost-saving services to consumers under streamlined rules approved today. Along with NYSERDA’s 10-year, $5 billion Clean Energy Fund, utilities will now develop energy-efficiency programs that will achieve greater market-wide efficiency savings, target specific needs in the state and depend less on direct ratepayer support.

NYSERDA will continue to offer energy-efficiency programs designed for low-income customers. However, the utilities and NYSERDA are directed to actively evaluate and develop innovative programs that reach deeper into low-income communities.

About Reforming the Energy Vision
Reforming the Energy Vision is New York Governor Andrew M. Cuomo’s strategy to build a cleaner, more resilient and affordable energy system for all New Yorkers. REV places clean, locally produced power at the core of New York’s energy system which protects the environment and supports the State’s goal to reduce greenhouse gas emissions by 40 percent while generating 50 percent of its electricity from renewable energy sources by 2030. Successful initiatives already launched as part of REV include NY-Sun, NY Green Bank, NY Prize, K-Solar, and includes a commitment to improve energy affordability for low-income communities. To learn more about REV, please visit or follow us at @Rev4NY.


Bronx School Gets First K-Solar Project

Governor Cuomo Announces First Solar Schools Project at the New York Institute for Special Education in the Bronx

JANUARY 19, 2016 | Albany, NY
Governor Cuomo’s K-Solar Program Increases Use of Renewable Energy in Schools

Governor Andrew M. Cuomo today announced the New York Institute for Special Education in the Bronx will be the site of the state’s first solar schools project and will have solar panel arrays installed thanks to a power purchase agreement with SolarCity. This public-private partnership is the first such agreement under the Governor’s K-Solar program, which is designed to increase the use of renewable energy at public school districts and nonprofit schools across the state. As part of the agreement, the project will receive free technical assistance from the New York Power Authority and is eligible for approximately $65,000 in incentives from the Governor’s $1 billion NY-Sun initiative.

“This project is demonstrating how our collaborative, innovative approach to modernizing New York’s energy infrastructure is making a difference for New Yorkers,” said Governor Cuomo. “Through the K-Solar program, the state is enabling schools to create greener communities and reduce energy bills by taking advantage of cost-effective solar power. As schools begin to realize the utility savings to be had through this program, they can begin to put those dollars back in the classroom where they belong.”

To view a short video about the project at the New York Institute for Special Education, click here.

K-Solar provides registered public and private schools with free ongoing advisory services, solar site assessments and energy analysis, technical and administrative support and an expedited permitting process. Since it launched last year, school districts in 59 of the State’s 62 counties have registered with K-Solar. The initiative is a public-private partnership between the New York Power Authority and the New York State Energy Research and Development Authority in collaboration with competitively-selected private sector solar developers.

Lieutenant Governor Kathleen C. Hochul said, “Under Governor Cuomo’s leadership, New York is showing the nation and the world what is possible by taking historic actions to reduce emissions. Providing cost-effective access to solar energy at hundreds of schools is a major step forward, not only for educators, students and their parents, but also for communities across our great state. This will propel New York State to the forefront of the new green economy and bring the potential for thousands of new jobs.”

K-Solar works in tandem with Community Solar NY, a program launched last year to encourage projects known as “Solarize” campaigns—community-organized efforts to gain a critical mass of area homes and businesses to install solar and share significant cost savings. Both programs are a part of Governor Cuomo’s $1 billion NY-Sun initiative to significantly expand the deployment of solar power statewide.

Schools interested in registering with K-Solar will pay no upfront costs for the installation of solar electric systems in return for signing an 18-year contract with a pre-qualified solar developer—either SunEdison or SolarCity, depending on the region–to buy the power that the solar panels generate. K-Solar guarantees that districts will pay below prevailing market rates over the term of the contract, providing greater certainty about their energy costs over an extended period. The program is expected to help schools save money, lower their carbon footprints, provide educational opportunities for their students and further the installation of solar energy in communities.

New York State Chairman of Energy and Finance Richard Kauffman said, “Scaling and building solar power in our schools creates a gateway for bringing solar into our communities more broadly. Once residents and business owners see the benefits of solar, they become much more likely to make the move themselves. The K-Solar program gives us an opportunity to start meeting Governor Cuomo’s ambitious clean energy targets right away while also accelerating the process through rapid adoption elsewhere.”

K-Solar is a core component of New York’s Reforming the Energy Vision strategy and supports the Governor’s requirement that New York State meet 50 percent of our electricity needs with renewable resources by 2030. The program also supports the goals of Governor Cuomo’s Science, Technology, Engineering and Math learning initiatives by enhancing student awareness of energy efficient and renewable technologies, promoting student engagement in clean technology and increasing interest in career opportunities in the energy field. Registered schools receive solar technology curricula, clean-energy training for teachers and other educational materials.

New York Power Authority President and CEO Gil C. Quiniones said, “In less than a year, hundreds of districts have enthusiastically embraced the prospect of solar power as a viable energy choice for their schools. By using K-Solar, schools have a unique opportunity to leverage resources from NYPA to demonstrate the benefits of solar to their communities without making a significant capital investment for solar generating equipment. The result will help transform how New Yorkers think about and use electric power.”

NYSERDA President and CEO John B. Rhodes said, “K-Solar offers a great lesson in how school districts can partner with the State to reduce reliance on the electric grid while teaching students about the benefits of renewable resources. The program directly supports the goals of REV by expanding electricity production at customer sites where it can take pressure off the grid and increase clean energy resources in the State.”

New York State Education Commissioner MaryEllen Elia said, “Having solar panels and other technologies associated with K-Solar in our schools provides an interactive learning experience with renewable energy. K-Solar helps to spark innovative problem-solving and provides teachers with the opportunity to teach concepts in science, technology, engineering, and mathematics (STEM) to pique student interest in these critical subjects.”

New York Institute for Special Education Executive Director Bernadette Kappen said, “K-Solar gives the Institute an opportunity to lower its carbon footprint and be a part of New York State’s plan to increase clean energy sources while saving on costs. The solar curriculum will promote STEM-based learning for students with visual impairments and students with emotional disabilities. We are celebrating 185 years of providing educational programs and being selected to participate in this project is a highlight of this important year.”

Assemblyman Mark Gjonaj said, “I am proud of The New York Institute of Education for taking advantage of Governor’s Cuomo’s solar panel program. This sets a positive example of the progressive initiatives we need to take to continue to preserve our environment and reduce our carbon footprint. I am excited that this will forever be a learning tool for our youth and generations to come.”

Bronx Borough President Ruben Diaz Jr. said, “I want to thank the New York Power Authority (NYPA), the New York State Research and Development Authority (NYSERDA), and especially New York Institute of Special Education, who are the first school to sign on Governor Cuomo’s K-Solar program. Not only is this program helping The Bronx and New York City become greener, but the education component of the K-Solar program also helps our future leaders and scientists jump to the forefront of this burgeoning technology.”

About Reforming the Energy Vision
Reforming the Energy Vision (REV) is New York Governor Andrew M. Cuomo’s strategy to build a cleaner, more resilient and affordable energy system for all New Yorkers. REV places clean, locally produced power at the core of New York’s energy system which protects the environment and supports the State’s goal to reduce greenhouse gas emissions by 40 percent while generating 50 percent of its electricity from renewable energy sources by 2030. Successful initiatives already launched as part of REV include NY Sun, NY Green Bank, NY Prize, K-Solar, and a includes a commitment to improve energy affordability for low-income communities. To learn more about REV, please or follow us at @Rev4NY.

Contact the Governor’s Press Office

Albany Press Office: 518.474.8418

Via:  New York State Governor’s Website

Bloom Energy to Install First Ever Highrise Fuel Cell at Morgan Stanley HQ

Morgan Stanley’s second project with Bloom Energy demonstrates how clean energy can be deployed in urban areas like Times Square

NEW YORK, Jan. 12, 2016 /PRNewswire/ — Morgan Stanley today announced that Bloom Energy will install a fuel cell system at the Firm’s global headquarters in New York City’s Times Square neighborhood.  The fuel cell project at 1585 Broadway is expected to be fully operational in late 2016 and will provide approximately 750 kW of 24×7 high quality power to the Morgan Stanley building, equal to approximately 6 million kWh of clean electricity each year.

Bloom Energy’s solid oxide fuel cell (SOFC) technology converts fuel into electricity through a high efficiency non-combustion process that generates clean and reliable on-site power, reducing emissions of greenhouse gasses compared to traditionally generated and transmitted electricity.

“Morgan Stanley is committed to investing in technologies that minimize our impact on the environment,” said Chief Operating OfficerJim Rosenthal.  “Following on the success of our fuel cell installation in Purchase, NY, this project further exemplifies how we can improve the sustainability and resiliency of our facilities, while controlling costs and being responsible to our business, our shareholders and our planet.”

“The recent Paris Climate Accord calls on government and business leaders to reimagine the way we power the world, and this project in the heart of Manhattan demonstrates how clean distributed energy can be deployed onsite, even in urban areas,” said KR Sridhar, principal co-founder and CEO of Bloom Energy.  “We applaud Morgan Stanley for their continued commitment to clean energy as well as Governor Cuomo’s administration and NYSERDA for their work to drive adoption of clean distributed generation.”

Support for this project was provided by the New York State Energy Research and Development Authority (NYSERDA) through a long-term renewable energy credit contract awarded under the Renewable Portfolio Standard (RPS) Main Tier Program to develop renewable energy projects.

“Partnerships between the State and private sector have made New York a global leader in reducing greenhouse gases and advancing clean energy solutions, and will continue to play a vital role in transforming our energy system,” said John B. Rhodes, President and CEO of NYSERDA said.  “This project is an example of how new and innovative technologies will help us achieve Governor Cuomo’s vision of an energy system that is cleaner, more resilient and more affordable for all New Yorkers.”

Bloom Energy currently has over 200 projects across the United States and in Japan, including ten operating projects in New York State.

About Bloom Energy
Bloom Energy is a provider of breakthrough solid oxide fuel cell technology generating clean, highly efficient onsite power from multiple fuel sources.  Founded in 2001 with a mission to make clean, reliable energy affordable for everyone in the world, Bloom Energy Servers are currently producing power for many Fortune 500 companies including Apple, Google, Wal-Mart, AT&T, eBay, Staples, The Coca-Cola Company, as well as notable non-profit organizations such as Caltech and Kaiser Permanente. Also, with its Mission Critical Systems practice, Bloom Energy provides grid-independent power for critical loads in data centers and manufacturing.  The company is headquartered in Sunnyvale, California.  For more information, visit

About Morgan Stanley
Morgan Stanley (NYSE: MS) is a leading global financial services firm providing investment banking, securities, wealth management and investment management services.  With offices in more than 43 countries, the Firm’s employees serve clients worldwide including corporations, governments, institutions and individuals.  For further information about Morgan Stanley, please

SOURCE Bloom Energy


The Importance of Right Lighting

In the last couple of years “everybody” has learned about the great cost savings to be achieved by switching to LED lights, direct cost savings of over 50% with additional savings due to reducing load on AC and reducing O&M. LEDs can be used in so many situations, can be dimmed, and now fit in virtually every type of fixture or ballast.

Thus the temptation is just to go to the store and pick up a bunch of LEDs and begin to substitute. Sure you’ll save some cost. But that’s a big mistake and you can actually harm the productivity of your workers, the ability to do business by your tenants, and the sellability of product by the retailers in your buildings.

In fact, even if you are not changing to LEDs, it is important to review your building’s lighting, as the very way we work has changed, as we have gone from reading and writing on paper exclusively to the common use of computers and other screens. Screens supply some light. Thus overhead lighting needs (number of lumens) of office workers to function well have dropped somewhat. Over-lighting is a potential issue, which increases costs, and may adversely affect worker health, mood, and productivity.


In the “old” days of exclusive working with paper, the recommended lighting levels were as high as 1,000 luxs (1 lux = 1 lumen/sq. meter). However, the US General Services Administration now recommends levels such as 500 lux for open offices, 300 lux for conference rooms, and less in other areas.

Therefore, it is useful before and after changing a building’s lighting to perform a lighting study. Have light readings taken to determine whether you are over-lighting an area. It may be tempting to say after an LED upgrade “I don’t care if I over-light my areas. My electricity costs are now so low, I don’t mind over-lighting.” This is a mistake as over-lighting stresses employees, causes headaches and anxiety, and may interfere with sleep and circadian rhythms. In other words, it may affect productivity, which could cost your company more money than is saved by switching to LEDs.

If you find areas of over-lighting, do some de-lamping: remove some lamps to bring the light levels down to the recommended intensities. Not only will you improve the productivity of your workers and tenants, but you will save additional energy costs and O&M having fewer lights using electricity. But make sure you don’t overdo de-lamping.

Finally, take into consideration the time of day. During different times of day, sunlight may enter certain workspaces. During those times, allow the sunlight in. Workers work better under natural light. Either procure/use daylighting sensors to adjust the artificial light to the sunlight entering from outside or turn down or off certain banks of lights when the sun shines in. Again, make the effort not to over-light areas.

EE Reports has the expertise to conduct lighting studies for you and to make determinations of what types and intensities of lights should be brought in to meet standards for different uses and security. We can recommend the right daylight sensors for different parts of your building and where to re-locate lighting to get not the most, but the best lighting for your tenants and workers, based on their job needs. Contact Marc Karell, VP Engineerng,  today at 914-584-6720 or