Going Green Energy Incentive Roundtable. PACE Program







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Going Green

Energy Incentive Roundtable

PACE Program


What Is It?

PACE – Property Assessed Clean Energy

PACE program is one of the newer mechanisms for

financing energy efficiency and renewable energy

improvement projects.

PACE allows qualifying energy improvements to be

financed through assessments on a property’s real

estate tax bill.


Must be legislatively authorized by the state

Ohio 1 of 26 states plus DC

Senate Bill 232 passed in 2010

Local municipality or township must form a

“special improvement district” (SID)



Pace financing can be used for:

Solar photovoltaic improvements

Solar thermal improvements

Geothermal improvements

Customer-generated energy projects which include

wind, biomass or gasification facilities

Energy efficiency improvements



In SB 232, Energy Efficiency Improvements are

defined as:

“Technologies, products and activities that reduce or

support the reduction of energy consumption, allow

for the reduction in demand, or support the

production of clean, renewable energy and that are

or will be permanently fixed to real property.”



Public-private partnership between the property

owners and the local government authorizing the SID.

Financing can come from:

Issuance of municipal bonds by local government

Conduit issuer of bonds like an Ohio port authority

Private financing



100% financing – no upfront cash investment

Long term financing – up to 20 years

No payoff upon sale – assessment remains with


Should be able to attract lower interest rates

May be treated as off balance sheet financing

Non-recourse, non-accelerating financing



Need to convince local government to create an

energy SID

Assessment most likely senior to any debt

Will most likely need approval of lenders and


First deal will take longer and cost more than




Known PACE programs in Ohio:



Lake County




First multifamily deal using PACE closed last year

in Washington, DC

139 Units

LIHTC, HOPE VI property

Energy improvements cost of $290,000

Rate of 6% with amortization over 20 years with 10

year term



Dave Evans

Evans Multifamily Services LLC


Mobile – 717.503.5191



Why Energy Efficiency?

 Helps customers become more efficient, competitive and productive – Waste Less!

 Delays new generation and related rate/environmental impacts

 Provides the lowest cost alternative to new generation

 Creates sustainable “green” jobs in Ohio

 State mandates certain EE activity, but AEP Ohio leads way


Business Programs

AEP Ohio has business programs for large business that cover:

 Efficient lighting

 Efficient HVAC

 Efficient motors and drives

 Energy Star food service equipment

 Data Centers – IT servers and UPS as well as IT cooling systems

 New construction and major renovation (non-residential)

 Process efficiency


Business Programs

AEP Ohio’s program for small business is called Express Install

 Customers with annual usage under 200,000 kWh

 Free assessment

 Incentives cover an average of 60% of the cost of the energy efficiency measure and are installed by AEP Ohio program contractors


Residential Programs

Smart Lighting Program

Instant discount on qualifying CFL/LED bulbs and

light fixtures (look for ENERGY STAR label)

400 participating retailers in-store and AEP on-line

lighting store


• Benefits of using CFL’s instead of incandescent bulbs?

CFL’s use approximately 75% less energy

CFL’s last almost 10 times longer


Residential Programs

Appliance Recycling 50/50/150

– Receive a $50 rebate for Refrigerator Recycling

– Receive $50 rebate on new energy efficient refrigerators

– Save over $150 a year on energy costs

– Free, convenient pickup of your appliance

– Free up space in your home/garage

– Program Requirements:

• Must be 10-30 cubic feet in size


Residential Programs

Appliance Rebate Program

– $25 rebate

• ENERGY STAR Television

• ENERGY STAR Dehumidifier

– $50 rebate

• ENERGY STAR Refrigerator


• ENERGY STAR Clothes Washer

– $500 rebate

• ENERGY STAR Electric Heat Pump Water Heater


Residential Programs

In-Home Energy Program

(Option One – 1 hour)

• Customers pay $25 for assessment and installation of the select energy efficiency measures:

– Up to 12 CFLs

– Low flow showerhead (if electric hot water)

– Faucet aerators (if electric hot water)

– LED nightlight

– Pipe wrap for the water heater (if electric hot water)

• Customer will receive a prioritized list of additional improvements that will save energy

• Customer eligible for rebates


Residential Programs

In-Home Energy Program

(Option Two – 4 hour)

– Comprehensive, four-hour In-home Audit

• $50 for all-electric homes

• Receive same measures as Option One

• Receive more extensive diagnostics and computer modeling of how the home uses energy

• Receive a prioritized list of additional improvements that will save energy that includes a payback analysis

• Eligible for rebates


Residential Programs

Online Energy Checkup (Free)

• Customer completes step-by-step profile of their home

• Report shows how home uses energy and ways to save

• Customer receives free energy efficiency measures:

– 5 CFLs and LED nightlight

– Depending on how home is heated, cooled and how water is heated:

» Low flow showerhead, faucet aerators, pipe wrap for the water heater

» Weather-strip, draft stoppers

• Customer eligible for rebates


Residential Programs

Community Assistance Program (CAP)

– Customers living on low or fixed incomes (GI at/below 200% of poverty level) may be eligible to receive weatherization assistance or repair services.

– To qualify, customers must be approved for an energy assistance program such as PIPP, HEAP, or HWAP

– Learn more by contacting local community action agency


Residential Programs

Energy Star New Homes Program

(Builder Program)

Provides incentives to builders to help off-set the

cost for building energy efficient homes

Homes are built to be 30- 50% more energy efficient

than typical “code built” homes

Savings gained from lower utility costs can help


Customer Energy Efficiency Incentives

Megan Melby, Team Leader, New Buildings Demand Side Management

Ohio Housing Conference

Going Green: Energy Incentives Roundtable November 6, 2014


Company Profile

Largest Natural Gas Utility in


• Total Customers: 1.4 Million • Miles of Distribution Main:

Over 20,000

• Service Territory: 61 of 88 Counties

• Started doing energy

efficiency for customers in 1983


Columbia Gas History in Energy Efficiency/DSM


• Since 1983 Columbia Gas of Ohio has provided

Energy Efficiency services to its customers

– 1983 – Residential Conservation Service (RCS) Energy Audits (Operation Home Check)

• 1986 – Columbia Ohio Weatherization Program

• 1987 – WarmChoice®

• 2009 – DSM Portfolio

– 2012 – DSM Portfolio expansion/continuation DSM 1.0 1983 Energy Audits DSM 2.0 1987 WarmChoice DSM 3.0 2009 DSM Portfolio


Residential, retrofit programs


Program/Service Customer Segment/Market Incentives WarmChoiceTM: In-home diagnostic

inspection, no cost weatherization

Income<=150%FPG, High use and/or PIPP, Owners & Landlords

No cost whole house weatherization; $750 contribution from COH toward LL furnace replacement

Tier: Assisted Older homes with gas usage of >=1000 ccf; income >150% FPG and <=80% AMI

$20 energy audit, customer pays $250 for

weatherization, $1000 discount on HE furnace

Tier: Gold "; 60+ years old, <=100% AMI

$20 energy audit, $500 for weatherization, $1000 discount on HE furnace

Tier: Standard "; Income>100% AMI

$50 energy audit, ~30-60% discounts on attic and wall insulation, air sealing, $200-400 high efficiency furnace; higher incentives for

multiple ECMs

Home Performance Solutions: In-home diagnostic energy audit, installation of EE

showerhead and programmable thermostat, if needed, discounts on


Residential, new homes program


Commercial, custom


Innovative Energy Solutions

Product/Service Customer Segment/Market Incentives

Energy Audit 50%, up to $5000; match/partnerships encouraged ECMs 50%, up to $100k; energy audit or equivalent required; ECMs with SIR >=1


projects 50%, SIR >=1

Experimental Technologies 100%

Building Commissioning,

Re-commissioning 50%, SIR >=1

Commercial for-/non-profit companies/orgs with gas usage of >=3000 ccf/year


New programs and services expanding in 2015


• Energy Star Portfolio Manager

• Energy Design Solutions

• To find out which Energy Efficiency program is a fit

for your new or existing project, call Columbia Gas of

Ohio and we’ll be happy to work with you…we’ve got

a program for everyone!


Program information


– Call 1-800-952-3037

– or visit ColumbiaGasOhio.com/WarmChoice to find the provider for your county

Home Performance Solutions

– Call 1-877-644-6674

– or visit ColumbiaGasOhio.com/HPS to schedule an energy audit


Program Information

EfficiencyCrafted Homes

– Call 1-877-771-5506

– or visit EfficiencyCraftedHomes.com

Innovative Energy Solutions

– Call 1-855-211-4698

– or visit ColumbiaGasOhio.com/IES


Contact information

• Megan Melby, Team Leader, New Buildings, Demand

Side Management

– Columbia Gas of Ohio – 614-460-4631: Office – 614-565-4944: Cell

– mmelby@nisource.com

Thank you!


National Church Residences

Energy Strategies

Ohio Housing Conference Columbus, Ohio


National Church Residences

Portfolio Statistics

# of properties in US and Puerto Rico 340

# of states with properties 28

# of residents served 24,000


Utility Accounts Overview

# of Managed Utility Accounts 1,122

Annual Managed Utility Spend $15,174,352

Electric 528 Accounts $7,731,746 51% Gas 257 Accounts $2,364,078 16% Water/Sewer 337 Accounts $5,078,528 33%

National Church Residences

Utility Account Overview


National Church Residences

Energy, Engineering, & Procurement

• Capital projects and planning

• Equipment specifications • Project and rehab

management Engineering • Energy management • Energy initiatives • Water conservation • Energy contracts • Benchmarking Energy • HVAC PM • Elevator PM

• Emergency call systems • Appliances • Capital Needs Assessments (CNA’s) National Procurement • Insurance • Premium allocation • Loss control • Safety committee • Maintenance training Risk Management


National Church Residences

Energy Initiatives

• Commodity procurement • Utility allowances • Renewable energy Supply-Side Management • Lighting • HVAC • Water heating • Water conservation • Energy management systems (EMS) Demand-Side Management • Utility data • Payment processing • Invoice validation • Energy budgets • Rate analysis • Benchmarking Utility Data Management • Energy efficiency • Indoor air quality • Clean/healthy living • Waste management

Green Buildings


National Church Residences

Utility Rebates & Incentives

Given National Church Residences portfolio size and depth, there is no centralized process for researching and obtaining utility rebates and incentives, however the following methods and resources are utilized:

Property managers are encouraged through internal policies to research rebates when replacing energy-related equipment Contractors are requested to include

all rebates and incentives as part of

the work they are doing

Various utility incentive resources

are utilized include DSIRE USA, Energy

Star, and the utility websites


National Church Residences

Utility Rebates & Incentives

There are also several barriers that limit the ability to research and receive rebates and incentives, including the following:

Limited bandwidth within organization restricts ability to research and obtain


Applications and paperwork, as well as programs themselves,

can be complex and confusing

Utilities offer incentives for simple

energy efficiency measures but incentives for larger

capital items are minimal


National Church Residences

Utility Data Challenges

Identifying the Need for Utility Invoice Management

Large Portfolio

• Many locations in different regions • High combined utility spend

Billing Problems

• Unexplained increased costs • Multiple late fees

Energy Initiatives

• Energy benchmarking • Tracking savings

These are all issues that the National Church

Residences Housing


National Church Residences

Utility Invoice Management

CASS receives invoice from vendor

Invoice is keyed for data, converted to electronic format, and a check is mailed to the vendor

CASS provides a data feed to Ecova

This includes bill image, consumption, dollars spent, and more

Ecova provides a clean view of the CASS data which allows for data reporting and auditing services This is the end product for our utility purposes


National Church Residences

Utility Invoice Management

G/L Data (2007)

• Utility supplier name • Invoice dollars • Invoice date

Required Utility Data (2008)

• Consumption • Late fees

• Meter reading dates • Utility rate

Property Data (2008/09)

• Utility metering type (master, common)

• Type of HVAC & water heating • Building type (high-rise,

townhouse, etc.)

Data Collection

• Past 12 months of invoices • Property data collected through

“Site Maintenance Form”

Data Upload

• Submit data to Cass and Ecova electronically

• Historical data is loaded • Billing information updated

Data Management

• Invoices are automatically paid • Data is audited on a regular


• Data is available for reporting and budgeting services

Integrating Portfolio Data into Data Management System


National Church Residences

Ecova Invoice Manager

•Property information uploaded from data form submitted to Ecova

•Accounts loaded into Ecova for the selected property

•History for an account can be viewed dating back to the first invoice that was loaded


National Church Residences

Invoice Management Savings

Ecova’s auditing services validate billing accuracy and saves National Church Residences significant money by identifying the following billing issues:

•Inappropriate Rates •Meter

Inaccuracies/Leaks •Meter Reading Errors •Late Fees


National Church Residences

Invoice Management Savings





Invoice Management Savings

Cost of Services: $75,000


 Carbon reduction of 6.2

million lbs / year

 Same as emissions from

o ~400 cars

o ~500 acres of forest

National Church Residences

Lighting Retrofit

Survey Properties • Collected lighting data from properties to determine candidates Select Program • Partnered with Utilities Dynamics to retrofit 105 properties (7,736 units) Retrofit & Evaluate • Savings were evaluated by comparing pre-retrofit kWh to post-retrofit kWh  Cost: $1.1 million  Savings: $300k/Yr  Payback: 3.6 Yrs


National Church Residences

Energy Benchmarking

NCR Responsibility for Tenant’s General Use Water Heating Space Heating Space Cooling NCR Properties 1 Y Y Y Y 100 2 Y Y Y 0 3 Y Y Y 0 4 Y Y 0 5 Y Y Y 19 6 Y Y 50 7 Y Y 0 8 Y 65 9 Y Y 0 10 Y 3 11 Y 0 12 93

There are theoretically 12

property profiles depending on what tenant energy is provided by the owner as opposed to the tenant

However, NCR properties fall into 6 profiles

NCR’s benchmarking will be based on the 6 profiles to ensure appropriate

comparison of properties

Using utility data and property profile information, portfolios can be benchmarked for energy


National Church Residences

Energy Benchmarking


National Church Residences

Energy Benchmarking

•Once benchmarking has been completed, energy outliers can be targeted for energy initiatives

•The best way to identify effective energy initiatives with a timely payback is to have an energy audit performed on the

appropriate properties

•HOWEVER, it is highly recommended the auditing company commit to

performing retrofits so that savings can be tied directly to the audit results


Common Reasons for High Resident

Water Consumption

• Resident habits.

• Residents often aren’t aware of leaks or don’t report them when discovered.

• Water conservation tips aren’t provided to residents

(many residents see no relationship between the amount of water they use and their cost to live in the property).

• Older fixtures.


Water Consumption Statistics

• 45% of water use in the average American home occurs in the bathroom with 27% being used by toilets.

• Showering accounts for almost 17% of residential water use indoors. Replacing an older showerhead can save us to 50% in water usage.

• Bathroom and kitchen sinks account for 16% of the water used in the average American home. Replacing older faucet aerators can save up to 40% of water used.


Water Consumption Statistics

How much water does a leaking faucet waste?

• If leaking four drips per minute: -Over a half gallon per day -Over 17 gallons per month -Over 211 gallons per year

• If leaking a steady stream (5 drips/second): -Over a 43 gallons per day

-Over 1,250 gallons per month -Over 15,768 per year


National Church Residences

Water Conservation Initiative

In order to most effectively tackle water efficiency initiatives, it is best to target high

consumers within a portfolio. Benchmarking is critical in identifying these properties and ensuring that both savings and water reduction are being maximized.

Water Benchmarking Process

Collect at least 1 year of water and sewer bills for every property

The average of all properties consumption is the


A top-down approach should be used for retrofits targeting high

consumers first

Once retrofits are complete, compare post-retrofit data to

pre-retrofit data to determine savings Investigate anomalies

for data errors or inconsistencies and

correct or remove Standardize annual

consumption into gallons per person per


National Church Residences

Water Conservation Initiative

2011 Water Consumption Benchmark:

73.04 G/P/D

Abnormally high consumption is typically driven by high irrigation usage, water leaks, or meter errors

Abnormally low consumption is typically driven by meter errors and data inconsistencies


National Church Residences

Water Conservation Initiative

2011 Water Consumption Benchmark:

73.04 G/P/D

Identifying Retrofit Candidates

1. Determine outlier parameters

• In this case, National Church Residences chose properties 25% higher than the benchmark

2. Evaluate costs vs. savings

• Decide a target payback and ensure targeted properties will achieve organizational goals

Water Consumption


National Church Residences

Water Conservation Initiative

Phase 1 – Pilot

Surveyed select properties and evaluated 12-month water history

Evaluated • 13 properties • 1,401 units Implemented •1 property •167 units Financials •Cost: $24,000 •Savings: $26,000 •Payback: 11 months Phase 2 – Beta

Surveyed select properties based on location (high water rates) and age


•GA, LA, and MI •40 properties •5,265 units Implemented •4 properties •692 units Financials •Cost: $54,213 •Savings: $81,834 •Payback: 8 months Phase 3 – Roll-Out

Benchmarked portfolio for outliers; targeted sites w/ < 12 mo. payback

Evaluated •All properties •170 properties •13,770 units Implemented •32 properties •2,822 units Financials •Cost: $201,700 •Savings: $332,285 •Payback: 7 months


National Church Residences

Water Conservation Initiative

2011 Water Consumption Benchmark:

73.04 G/P/D

2013 Water Consumption Benchmark:

64.04 G/P/D

Portfolio Savings Analysis

Properties Implemented: 37

Total Project Cost: $268,243 Total Annual Project Savings: $440,119 Average Payback: 7 Months


Pre-Retrofit Post-Retrofit


Other Factors Impacting

Water Consumption

While retrofitting aerators,

showerheads, and toilets is the easiest and most cost-effective solution to water management, there are other factors that can drive high consumption.



Other Factors Impacting

Water Consumption

National Church Residences has developed the following strategies to better deal with water leaks, faulty equipment, meter errors, irrigation management, and other factors that contribute to high water consumption

Data Management Services Organizational Energy Policy

•Utilizes third-party data management company for utility data analysis

•Auditing services monitor consumption and costs for anomalies and work with property to determine and resolve issue

•Quickly identifies water leaks, faulty equipment, meter and billing errors, etc.

•Addresses all aspects of energy that would impact a property

•Specifically addresses water management and provides guidelines for checking for leaks, installing low-flow equipment, and sets irrigation standards


Thank you!

Alan Mileti

Utility & Procurement Specialist

Engineering, Energy, & Procurement Services

National Church Residences




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