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Green & Healthy Property Management Webinar
Wednesday, April 3, 2013 1:00 ‐
2:30pm EST
For Audio please call: (866) 740-1260
Participant code: 4559883
For Audio please call:
(866) 740-1260
Participant code:
4559883
WelcomeJesse Elton, LISC Housing
Written QuestionsWritten Questions
See your questions and the presenters’ responses here
To ask a question at any time, type it into the Chat with Presenter text box at the bottom of the chat area, and click the Send button.
Boston LISC Mass Green Retrofit Initiative
Elizabeth Glynn, Program [email protected]
Who’s on this webinar?
Mass Green Retrofit Initiative
Benchmark energy and water
On‐site energy assessments
Energy and water retrofit project design
Coordination with available rebate/incentive programs
Preparation of financing packages for retrofit work
Construction or project management oversight
System commissioning and testing
Staff training and O&M manuals
Measurement and verification of energy savings
Green & Healthy Management
developed with CDC and
management staff
practical, workable
measures
no new processes
clearly articulate tasks
to achieve goals
pre‐emptive upgrades
rather than emergency
NYC LISC
Green &Healthy Neighborhoods Colleen Flynn, Community Development [email protected]://www.lisc.org/nyc/
Holistic Approach to Weatherization
Manage property intake & verifying tenant income eligibility
Conduct a feasibility and financial analysis, and secure capital
Contribution from project reserves or the property owner
Oversaw production of energy audits to measure pre‐retrofit usage & costs
Develop a work scope to deliver high energy efficiency improvements
Manage construction and quality assurance
Building owners & staff on energy efficiency & maintenance
Provide tenant engagement
through door‐to‐door outreach
Conduct post‐commissioning
On‐going energy & water performance data analysis to verify savings
Two Shades of Green
Helping affordable housing property managers, owners and residents create
healthy and safe buildings that consume less energy and water whilereducing operation and maintenance costs.
Integrating energy and water retrofits, safe pest management, smoke‐free
housing, active design and green cleaning principles.
Using adaption of Boston LISC’s Green and Healthy Guide
Developing action plans to execute low‐cost green interventions by
benchmarking, tracking progress and providing technical and onsite support.
LEAN Multifamily
utility ratepayer‐funded efficiency program in Mass.
provides all cost‐effective retrofit measures in affordable
multifamily properties
direct result of advocacy at utilities and state –
affordable
multifamily pays in as ratepayer, but had little success accessing residential or commercial programs
further supported by Massachusetts Green Communities
Act to reduce GHG emissions
Benchmarking
WegoWise ‐
water, electric, gas & oil
one‐time building & utility data input
automatic downloads from utility companies
building maintenance
target tenant problems you might not know about
utility use troubleshooting
prioritize retrofit/rehab
board/funder/lender interest
Benchmarking Success
gather and input building data
gather and understand tenant data
use the information regularly and meaningfully with
property management
might be challenging to attribute energy efficiency
benefits to a single upgrade
Poll!
Prioritize Efforts
Prioritize Efforts
Post‐Retrofit Detail
Utility Use Trouble Shooting
2005
7%
23%
10%60%
40%
2011
6%
19%
14%61%
Electric
Heating Fuel
W&S
Non‐UtilityExpense
39%
$0
$100
$200
$300
$400
$500
$600
$700
$800
$900
1990
1992
1994
1996
1998
2000
2002
2004
2006
2008
2010
wat
er c
ost p
er u
nit
3% TrendingActual % Increase
14.5%11.5%
9.5%
Water Use
What uses the most water?
Damp Homes Increase Health Risks
27
Health Problem Estimated % Increase Risk of Health Problem in Damp Homes
Upper respiratory tract symptoms
52%
Cough 50%
Wheeze 44%
Current asthma 50%
Ever-diagnosed asthma 33%
Source: National Academy of Sciences (2004)
What is Integrated Pest Management?
Monitor pests to understand the problem
Keep pests out, give them no place to hide
Change surrounding landscape
Block pest entries, passages, hiding places
Reduce food availability
Practice proper food storage and disposal
No dirty dishes in the sink overnight
Clean crumbs, grease etc.
Knock down population
Traps
Appropriate pesticides
Why use Integrated Pest Management? Annual pest control costs for Boston multifamily
Pest costs per unit per year
Why use Integrated Pest Management?
Healthier Residents & Workers: Fewer asthma attacks,
less exposure to pesticides, and less of a chance you will take pests home.
Fewer complaints: A Boston Housing Authority
development reduced cockroach work orders by 68% after one year of IPM.
Fewer pests: You can stop infestations from growing and
spreading disease.
Green Products
Volatile Organic Compounds (VOC) in many products
Air Fresheners
Cleaning Products
Sprays & Coatings
Formaldehyde
Carpets & Vinyl Floors
Drywall
Paint
Health Effects: breathing issues; allergic reactions; eye, nose,
and throat irritation; headaches, loss of coordination, nausea; damage to liver, kidney, and central nervous system.
Oak Terrace – Smoke Free Pilot
84% say smoke bothers
them
16% allow smoking in
some places of their house; 84%
do not
97%
of households
support a smoke‐free housing policy
Panelists
Peter Graham – Just‐A‐Start
Corporation
Michael Ferguson – Peabody Properties
Beverly Craig – Homeowner’s Rehab,
Inc.
Moderator –
Ellen Tohn
–
Tohn
Environmental Strategies
Just A Start Corporation
598 Rental units in 42 buildings
Greatest Green & Healthy Accomplishment
Hire appropriate skilled management companies with shared goals for
environmental health and sustainability
Focus on the assets with a goal of maximizing efficiency
Reduction of Water Consumption
Linwood Court: 45 units, 8 buildings
Water bill was chronic budget buster
After retrofit of faucets and fixtures by third
party water conservation firm, we realized
savings of $10,700 or $238 per unit in first year
Just A Start CorporationAdopting a portfolio policy
Having the opportunity to dedicate a significant share of one staff member
to implement the process was key.
The policy closely mirrors one of our management companies existing
plan, but having the conversations with the actual site team helped bring
the policies into focus and eventual practice.
The strength and buy in of the lead maintenance personnel is critical.
Saint Patrick’s Place: 32 units, 4 Bldgs
Boiler Retrofit at 6 unit realized $300/unit
savings in first year.*
New Windows with focus on air sealing.*Adjusted for heat degree days
Just A Start CorporationAlways be prepared to jump at conservation program offerings
402 Rindge Ave: 273 units
Boiler Retrofit –change from atmospheric to sealed
combustion with co‐gen system.
Currently undergoing enhanced CNA to position for
next 25 years.
Squirrel Brand Building: 18 units
Supplemental Solar Thermal system
Sponsored by US Department of Energy
Toilet + Showerhead + Aerator Replacement (simple)
Kelly Hou
se
91 unitsSection 8Seniors
End Date Start Date Gallons CCF Total Charge
1/8/2013 12/8/2012 197112 263.5 $3,106.68
12/7/2012 11/8/2012 203395 271.9 $3,202.72
400,507 $6,309.40
1/9/2012 12/8/2011 303485 405.7 $4,493.79
12/7/2011 11/8/2011 308945 413.0 $4,580.59
612430 $9,074.38
Total Savings 211,923 $2,764.98
Savings Per Month 105,961.5 $1,382.49
Total Cost
$52,037
Monthly Savings $1,382
Payback
37.6 months
Lighting + Refrigerators & Elec. to Gas DHW Conversion(cost $0 utility funded)
(cost $61,000 startup Jan 28th, 2013)
Kelly Hou
se
91 unitsSection 8Seniors
Feb 2012 Elec.
$3.17/unit/dayFeb 2013
Elec.
$2.10/unit/day…
difference $1.07/unit/dayAnnual Savings
=$1.07 x 91 x 365 = $35,540
Gas Cost
$13.78/day x 365 = $5,030
Payback (Combined)
2 years
Lighting + Refrigerators &
Elec. to Gas DHW Conversion
Kelly Hou
se
91 unitsSection 8Seniors
Feb 2012 Elec.
$3.17/unit/dayFeb 2013
Elec.
$2.10/unit/day…
difference $1.07Annual Elec. Savings= $1.07 x 91 x 365 = $35,540
Utility Co. Projected Light + Refrigerator Savings
$23,217/year
Elec. Saved by Gas Conv.
$12,323/year
Gas Cost
$13.78/day x 365 = $5,030
Net Savings
$7,293
Payback
8.4 yearsnot including incentives/rebates
Do it for the money!Do it for the money!Tracking our $230K annual savings
Tracking IDS Water LeaksTracking IDS Water Leaks
Recycling GradesRecycling Grades
Catch residents Catch residents ““greengreen””
handedhanded