ENERGY EFFICIENCY IN

MULTIFAMILY AFFORDABLE HOUSING CONN-NAHRO ANNUAL CONVENTION

AUGUST 31, 2015

KATHY DORGAN, DORGAN ARCHITECTURE & PLANNING

COLETTE SLOVER, CT DEPARTMENT OF HOUSING

MARCUS SMITH, CT HOUSING FINANCE AUTHORITY

KIM STEVENSON, CT GREEN BANK

STEPHEN TURNER, STEPHEN TURNER INC.

A.) Green building is the practice of creating structures and

using processes that are environmentally responsible and

resource efficient throughout a building's life-cycle from

siting to design, construction, operation, maintenance,

renovation and deconstruction.

- EPA

B.) Green buildings are high performance, healthful, durable,

affordable and environmentally sound buildings.

- LEED for Homes

C.) A green building is one that uses energy and materials

more effectively both in production and operation while

polluting and damaging natural systems as little as possible.

- buildingscience.com

What is green building?

Key Steps in the Green Process

1. Goal Setting: i.e. LEED, Energy Star, or

Cost Effective

2. Benchmarking: Energy & Water Use

3. Team Selection: Internal and external

4. Property Assessment/ Green PNA:

health, safety, resilience, Renewable &

conservation

Key Steps in the Green Process (cont.)

5. Financial Scoping

6. Process Selection

7. Design and specification

8. Bidding

Key Steps in the Green Process (cont.)

9. Construction & Quality Assurance

10. Commissioning

11. Measurement & Verification (M&V)

Key Steps in the Green Process (cont.)

12. Operations & Maintenance (O+M)

including tenant services

Key Steps in the Green Process (cont.)

9 units elderly housing, new const.

Total development cost: $2.1MM

Funding: DOH, CEEF Rebates, STEAP

Photovoltaic panels for electricity

Solar thermal panels for hot water

LEED Accredited

Boston Terrace Guilford Housing Authority

Guilford, Connecticut

Case Study:

Zero-energy elderly housing

54 family and supportive units

Total development cost: $21.8MM

Funding: CHFA, DOH, 4% LIHTC

proceeds

Energy-efficient windows, insulation,

heating systems, appliances

31% more efficient than code

Sasco Creek Village Westport Housing Authority

Westport, Connecticut

Case Study:

State-sponsored housing w/ LIHTCs

30 family and supportive units

Total development cost: $8MM

Funding: CHFA, Permanent

Supportive Housing, City HOME

funds

Connecticut’s 1st Certified

Energy Star Multifamily Hi-Rise

37% more efficient than code

Gateway at 570 Bridgeport, Connecticut

Case Study:

Supportive housing

157 units elderly housing

Total development cost (est.): $1.7MM

Electric-to-gas fuel conversion

$170,000 annual energy savings (proj.)

Additional capital needs for masonry

Plaza on the Green Waterbury, Connecticut

Case Study:

Fuel Conversion

82 units, mixed-use, mixed-income

Total development cost:

$2.625MM C-PACE, Federal grant

Lifetime energy cost savings: $4.3MM

Annual energy savings: 875 kW

Cargill Falls Putnam, Connecticut

Case Study:

Hydropower

Typical Recommissioning Findings in Multifamily Facilities

• Installation problems

• Maintenance concerns

• Geothermal system operation

• Tenant awareness

• Seasonal billing profiles

• Capital planning

Case Study:

Recommissioning

Case Study:

Recommissioning

Installation Findings

unfinished work

missing components

improper installation

debugging and tuning not

done

as-built, operations/

maintenance documentation

incomplete or inaccurate

Maintenance Concerns preventive maintenance

controls recalibration

complex systems

Case Study:

Recommissioning

Geothermal System Findings open loop vs. closed loop

well installation issues

well water quality

inadequate well capacity

during peak load periods

Tenant Awareness controllability

multiple systems &

thermostats in unit

set points & set back impacts

on utility bills

Where to Begin: Identifying Green Opportunities

Who Does What

• ENERGY AUDITOR

• Research

• Energy and Water Data

• Review of operations

• Physical Inspection

• Analysis

• Recommendations

Energy Audit

Audit Types

(MOST to LEAST Extensive)

• Investment Grade Audit

• Whole building audit

• Weatherization audit

• Walkthrough audit

Audit Recommendations:

• Energy Conservation Measures

• Integrated Pest Management

• Property repairs

• Other

Energy Auditors vs. HERS Raters

Energy Auditors pinpoint where buildings

are losing energy, which systems are working

inefficiently, and what cost effective

measures can be put in place.

HERS Raters use energy efficiency software

to perform an energy analysis based off of

the buildings construction plans and onsite

inspections. The building is then given a

rating on the HERS Index, which provides a

comparative analysis with buildings of similar

structure and capacity.

A Comprehensive HERS Rating includes both an energy audit and a rating score on the HERS Index.

Energy Audit

Pre-Development Programs

DOH Pre-development Fund

Pre-Development

Loan Funds

Kim.Stevenson@ctgreenbank.com karen.santana@ct.gov

Low-Income Housing Tax Credits (LIHTC)

• 9% - Annual Allocation - $8M

• 4% - “As of Right” combined with Tax-Exempt

Bond financing

• Targets households at or below 60% AMI

Housing Tax Credit Contribution (HTCC) Program

• Annual Allocation - $10M

• Available to non-profit organizations

| Financing Programs

CHFA Energy Conservation Loan Program

• Most energy efficient improvements eligible

• Flexible financing to fit savings projections

• Energy audit required, must be in CHFA

portfolio

• $1 million+ committed in 2014

Multifamily Credit

Enhancement Fund

Solar Financing

CHIF LIME Loan

www.c-pace.com Brian Sullivan – bsullivan@chif.org

Kim.Stevenson@ctgreenbank.com Benjamin.Healey@ctgreenbank.com

| Financing Programs

Importance of Measurement &

Verification (M&V) Proper M&V allows building owners to document and confirm energy savings

from newly installed equipment and systems, and to ensure that the savings will

persist over time.

The three levels of M&V include:

Presidentsclimatecommitment.org ; energy.gov ; eeperformance.org

Building Level

End-Use Level

Equipment Level

“What cannot be measured cannot be managed” Specific Equipment

• Verifies that the installed equipment

and systems continue to yield the

predicted savings during the term of

the contract

Building Level • Savings are determined by

continuous measurements of an

entire facilities energy use

• Uses an analysis of the whole

facilities baseline and reporting

period meter data

End-Use Level • Spot measurements of specific

equipment help monitor equipment

performance to ensure equipment is

operating as designed

• Confirms that the proper equipment

and systems were installed and that

they have the potential to generate

predicted savings

• Continuous measurements monitor

performance & determine operating

costs/savings

Presidentsclimatecommitment.org ; energy.gov ; eeperformance.org

Importance of Measurement &

Verification (M&V)

Proactive Capital Planning &

Maintenance

A prioritized systems renewal plan

for obtaining funding for

replacement of systems as they

reach the end of their useful or

economically feasible life.

data collected is used to develop capital

renewal projection

helps to stabilize long-term cash flow by

reducing unplanned cash flowing out, and

supports the long-term projection

enables the owner to optimize enhanced

PM program, and use actual data to adjust

the Capital Renewal Plan

provides preliminary renewal estimates to

support the owner in developing a Capital

Renewal Plan

Proactive Capital Planning &

Maintenance

Preventive

Maintenance

improves the

persistence of

building performance

Preserves system

asset values in the

near term

Foundation of a

predictable cash flow

Preventive Maintenance

Supports equipment efficiency

Mitigates consequences of equipment

failure

Helps avoid deferred

maintenance

Stabilizes maintenance

& energy costs

“It is critical that all operations personnel be

knowledgeable and properly trained on the

operation and maintenance procedures to ensure system efficiency.”

Pe

rfo

rma

nce

Optimum Performance

Likely aging

(without renewal) with

normal maintenance

Likely aging without

normal maintenance

Service life lost to

poor maintenance

irreversible

Minimum acceptable

performance

Design

Service Life

Proactive Capital Planning &

Maintenance

KATHY DORGAN | (860) 487-6740

dorgan@kdorgan.net | www.kdorgan.net kd

STEPHEN TURNER | (401) 273-1935

stephen@sturnerinc.com | www.greenbuildingcommissioning.com sti

KIM STEVENSON | (860) 257-2890

kim.stevenson@ctgreenbank.com | www.ctgreenbank.com cgb

MARCUS SMITH | (860) 571-4314

marcus.smith@chfa.org | www.chfa.org chfa

COLETTE SLOVER | (860) 270-8255

colette.slover@ct.gov | www.ct.gov/doh doh