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What Bookkeeping Services Are All About - Accounting™
All businesses require bookkeeping services. Bookkeeping can be described as the process of recording financial transactions as they happen. This job is performed by a bookkeeper. Alternatively called an accounting technician or a clerk, a bookkeeper is given the responsibility of capturing and recording sales, purchases, receipts and payments. A bookkeeper's role is just one section of accounting, since his or her role is to gather information that would enable an accountant to produce financial statements. The work of an accounting clerk is therefore easier than an accountant's work.
Even so business owners should not ignore bookkeeping services if they cannot do the bookkeepers' jobs by themselves. Some owners are able to do basic data entry when the business is new but when it begins to grow they are overwhelmed by the increasing transactions. Any entrepreneur who has reached a point where he or she cannot enter and update accounts in various journals should immediately outsource bookkeeping services. On a typical business day a new document is generated when a transaction happens.
This means that there should be a dedicated person who records each transaction in its respective journal. A journal is also referred to as a daybook or a book of first entry. All cash payments, for instance, are virtual assistant outsourcing rates entered in the cash payments journal while all credit sales are entered in the sales journal. Most small business proprietors do not know what a journal is let alone an account ledger. As a result they are likely to operate their businesses casually which would limit growth and profitability in the long run. Bookkeeping services are very crucial when an organization is looking to introduce a formal data entry technique.
The services can either be bought from an individual professional or an accounting firm that is not a branch of an organization in any way. The first option involves an employee who is recruited and employed to perform clerical duties inside a corporation. This employee provides bookkeeping services under the supervision of the employer and must be provided with everything that the law requires. Such an employee therefore becomes a liability to a business. An outsourced accounting firm, on the other hand, performs its duties in its data entry facility.
The facility is equipped with furniture, stationery, computers, and everything that is needed in an office. The only thing required from a client is the source documents that can be scanned and then uploaded to a remote server belonging to the hired accounting company. Source documents can also be faxed directly using a provided toll free fax number. As everyone can see, outsourcing bookkeeping services is cheaper than keeping a full-time employee. All businesses are looking to reduce their expenses as much as possible nowadays to survive intense competition and inflation.
While it was difficult to locate reliable accounting technicians in the past, the internet has made this extremely easy today. There are several companies that can be outsourced everywhere in North America but business owners should do this carefully. It is prudent to read testimonials and reviews when selecting the top Bookkeeping Services in one's state. Reliable and reputable companies have published testimonials and reviews from other happy customers on their websites.
Indoor Air Quality And Radon Levels Should Be On Home Inspection Lists™
The air inside your home plays a huge role in the way you. The rest of your family feel on a day-to-day basis.
Article content Most of us worry about the air quality outside. We have smog advisories, air quality alerts, and it seems like every day I see something in the news about pollution or gas emissions.
Indoor air quality and radon levels should be on home inspection lists Back to video
But you want to know the hard facts? The air inside your home can be two to five times more polluted than the air outside. In some cases, it’s 100 times worse!
We are constantly exposed to pollution, toxins, pesticides, gases - even radon. Most of the time, these things get diluted into the outside air. But they can also find their way into our homes through tiny cracks in foundation walls and floors, through unfinished floors, windows, sumps, vents or gaps around pipes and drains.
The problem is that when these pollutants get into our homes and can’t escape, they will start to accumulate. In high concentrations, radon and other toxins can be big health risks.
Article content Radon is a radioactive gas that comes from uranium in the ground. Uranium is everywhere, and when uranium starts to break down it creates a gas known as radon. The more uranium there is, the more radon there is. So chances are there are higher radon levels in areas where uranium is mined.
According to Health Canada, radon is linked to about 16% of all lung cancer deaths in Canada. That makes radon the second leading cause of lung cancer after smoking.
But even minor symptoms like headaches, feeling unusually tired, itching or burning eyes, irritated skin, nasal congestion, a dry throat or nausea could be due to your home’s indoor air quality.
If you or anyone else in your home deals with these kinds of symptoms on a regular basis, the air inside your home might be making you sick.
Article content Even the materials we use to build a house can lead to poor indoor air quality, such as VOCs (volatile organic compounds) in paint and kitchen cabinets, or the adhesives and glues in carpeting and flooring. Some granite countertops have been known to emit radon, too. It makes sense since granite comes from the ground, where there’s also uranium.
The good news is that more home inspection providers are starting to offer IAQ (indoor air quality) and radon inspections.
They’ll go through your entire house and ask you questions about your habits and lifestyle, just to get an idea of what’s normal and what’s not. They can also take an air sample, have it What is Local Law 97 analyzed - even get a mould spore count - and send you a report.
You can add a radon or IAQ inspection to a full home inspection, or you can get it as a separate service.
Article content These types of inspections are becoming more important when it comes to making sure a home is safe and healthy. That’s why in Ontario Tarion now covers radon remediation for the full seven years of its new-home warranty. And the push is for more of these programs to do the same.
Radon remediation can cost anywhere between $500 and $3,000. Sometimes installing a cap on sump pumps, boosting up the ventilation in your home with something like a heat recovery ventilator (HRV), or sealing foundation cracks and around pipes and drains is enough. But other times, it’s not.
The most effective way to get rid of radon is a process called sub slab depressurization. That’s when a hole is drilled through the basement floor (concrete slab) and then a pipe is installed with a fan. What this does is draw radon gas from the ground and expel it through a vent, usually in the roof.
Article content If you need radon remediation, hire a contractor who has a lot of experience dealing with it - someone certified by the Canadian National Radon Proficiency Program (C-NRPP).
When I open up walls, floors and ceilings, I can see the problems in behind. But what you don’t see can put you. Your family at risk. And when it comes to poor indoor air and radon, they only way to know for sure is to test for it.
Winter is the best time for testing because our windows and doors are shut, for the most part. This lets toxins build up, which gives us a good reading on indoor air quality and radon levels.
Now that the cold weather is approaching, make sure you can breathe easy in your home.
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Catch Mike Holmes in a new season of Holmes Makes It Right, Tuesdays at 9 p.m. on HGTV. For more information, visit hgtv.ca. For more information on home renovations, visit makeitright.ca.
Colorado Voters Choose Local Control In 26 Communities™
We didn't need a crystal ball, magic potion, or ESP to predict that local Colorado voters would enthusiastically reclaim telecommunications authority yesterday. Twenty-six more local governments put the issue on the ballot and citizens fervently replied, “YES! YES, WE DO!”
Colorado local communities that want to take action to improve their local connectivity are hogtied by SB 152, the state law passed in 2005. Unless they hold a referendum and ask voters if they wish to reclaim the right to do so, the law prevents local governments from providing service or partnering with the private sector. Since the big incumbents that pushed the law through aren't providing necessary connectivity, their only choice is to opt out and work with new partners or move forward on their own.
This year’s results include seven counties and 19 municipalities. Many of those communities simply don't want lobbyists in Denver dictating whether they can move ahead in the digital economy. Over the past few years, the momentum has grown and, as places like Longmont, Rio Blanco County, and Centennial prove that local authority can improve local connectivity, more local governments have put the issue on the ballot.
The Big “Yes” In 95
Results from ballot initiatives varied by modest degree but all left no doubt that the local electorate want out of SB 152. Breckenridge came in with 89 percent. Montezuma County, where local media expressed support of the opt out earlier this month, passed the measure with 70 percent of the vote. The community with the highest percentage of support for opting out of SB 152 was Black Hawk with 97 percent of votes cast. The lowest percentage of "yes" vote was Woodland Park in Teller County with 55 percent. The average "yes" vote was 76 percent.
This election brings the total to 29 of Colorados 64 counties or 45 percent of counties. Sixty-six of the state's municipalities have opted out. In total, 95 local governments have restored their authority to create local Internet choice.
See the table and map below for a complete list of election results for this year AND to see where other communities have passed the law in years prior.
The State Law Coloradans Don’t Want
In 2005, the Centennial State passed SB 152, a law advanced by large incumbent providers aimed at limiting competition. Under the guise of a “level playing field” for big national companies, the state law prevents local government from providing “telecommunication service” and “advanced service” to the public. In places where those same big corporate providers don’t care to offer it either, residents, businesses, and governments are extremely disadvantaged. Economic development is at risk; school kids can’t learn how to use 21st century tools; healthcare is hobbled.
Communities can, however, hold a referendum and choose to opt out of SB 152, which many have already done. Before this election, 22 counties and 47 cities had already voted to shed themselves of SB 152. The majority of these communities did not gently reach out and pick up local authority - voters snatched it back with 70, 80, and 90 percent of votes cast. Clearly they want options beyond the national cable and DSL providers.
Munis Or Partnerships, Opting Out Comes First
Colorado communities presenting the measure to voters and elected officials point out that, even where there are no current plans for towns or counties to establish a municipal Internet utility, opting out is a necessary precursor to partnerships with the private sector. In a recent Gazette guest column, El Paso County commissioner Sallie Clarke wrote:
It just makes sense that if public entities are building the "middle mile" infrastructure for public safety purposes, private companies should be able to use excess capacity to make it more efficient to extend broadband services. If those fiber optic lines to its facilities and those lines have excess capacity, it is more efficient for private providers to tie into those lines and build out service to homes and businesses.
El Paso County commissioners voted unanimously this summer to put the issue on the ballot. The situation is dire. Incumbents aren't helping. There are a number of residents in rural areas of the county who complain about no access. "We can't get providers to give us service because there is no access to the 'middle mile,” said Chris Davis of the Canterbury Estate homeowners’ association.
According to a Cortez Journal editorial, the national providers have not honored their promises to connect rural Colorado, so they should let others give it a try:
Internet providers have cherry-picked the lucrative markets and left small communities and even more sparsely populated rural areas with substandard Internet services that are far from high speed. Now it is time for the public sector to step out from under SB 152 restrictions.
There were also two large forest fires in El Paso County this past summer and lack of connectivity made it difficult for emergency personnel to communicate. One plan is to install conduit to encourage private providers to serve the area.
Teller County and El Paso County are working together to search for ways to improve connectivity in the region. According to their broadband plan, average speeds in the region are 8 Megabits per second (Mbps) download and 1.7 Mbps upload, well below the FCC’s definition of broadband of 25 Mbps download and 3 Mbps upload. Before they make any investment, however, Teller and El Paso County had to opt out of SB 152. What is Local Law 97 Ballots cast passed the measure by 56 percent and 66 percent, respectively.
Hello, Denver! Your Citizens Don't Want This Bad Law!
During the past year, the avalanche of communities voting to opt out of SB 152 in fall and spring referendums sent a clear and persistent message to the state lagislature: the law is outdated and unwelcome. Rather than force local governments to spend public funds on an election burlesque to satisfy the powerful cable and DSL providers, state elected officials need to respond to constituent priorities.
They can start by restoring local authority to all of Colorado. This is a bipartisan issue with strong support on both sides. In Dolores County 76 percent of voters supported Donald Trump and in Boulder County 71 percent of voters supported Hillary Clinton - both counties strongly supported reclaiming local telecommunications authority. The state legislature can repeal SB 152 so no other communities need to waste time and money on a vote to reclaim local control when they already know the outcome.
Lower Cost, Less Controversy: Business Case Builds For Energy Efficiency™
Article content By Laurie Goering
OXFORD, England, Sept 11 (Thomson Reuters Foundation) - At the Rocky Mountain Institute’s offices in Colorado, each chair comes equipped with its own temperature control system.
Lower cost, less controversy: Business case builds for What is Local Law 97 energy efficiency Back to video
In hot weather, sweating staff can switch on small fans in the chair’s back and seat to stay cool. On cold days, heaters similar to those built into car seats keep workers warm.
The individual controls are a way of helping the institute keep its building’s planet-warming emissions near zero by not heating or cooling it too much, while making employees happy.
Article content “If the room temperature is between 18 and 30 degrees Celsius (65-85F) you’ll still be comfortable to your individual requirements,” said Amory Lovins, co-founder of the sustainability institute and an evangelist for energy efficiency as the smartest way to beat global warming.
As the world seeks ways to hold the line on climate change, shifting away from fossil fuels and adopting renewable energy sources is crucial, scientists say.
That remains a challenging task, with about 80% of global energy use still coming from oil, gas and coal, said Cleo Verkuijl, a researcher at the Stockholm Environment Institute.
“We’re burning more fossil fuels than ever,” she said.
But making everything that uses energy - from buildings to cars and factories - much more efficient could bring huge emissions reductions, energy experts told a conference in the English city of Oxford this week on efforts to achieve “net zero” emissions by 2050.
Article content Better yet, it is often a politically palatable way of achieving that goal, they said.
Even the U.S. Department of Energy, under climate skeptic President Donald Trump, notes on its website that “energy efficiency is one of the easiest and most cost-effective ways to combat climate change.”
It also can “clean the air we breathe, improve the competitiveness of our businesses and reduce energy costs for consumers”, it said.
Britain’s parliamentary committee on business, energy and industrial strategy in July similarly called energy efficiency improvements “by far the cheapest way of cutting our emissions” and “a key plank of any credible strategy to deliver net zero by 2050”.
MAKE EFFICIENCY PAY
In the United States, improvements in energy efficiency mean energy use has risen at only 43% of the rate the economy has grown since 1975, Lovins said.
Article content But far more could be done to consume energy in a smarter way, he said - and win over more people to deep emissions cuts at the same time.
For instance, some builders of highly efficient houses in U.S. states from Montana to Illinois have offered to pay utility bills buyers incur over a low baseline, such as $200 a year, for the first few years.
That has helped win business not just from clients worried about the climate but others keen on a guarantee of saving on their power bills while staying comfortable, Lovins said.
Countries such as France, meanwhile, use “feebate” systems to encourage the purchase of more efficient passenger cars.
Inefficient vehicles are slapped with an additional tax on purchase, used to provide rebates for buyers of greener cars.
Article content Often the biggest barrier to greater energy efficiency is business as usual, climate experts said.
Utility companies, for instance, sell units of energy - still largely fossil fuels in most countries - giving them few incentives to promote conservation that would cut their profit.
“Right now, the more efficient they are, the less money they make. That’s a big problem,” Lovins said.
But if energy providers could instead sell “comfort” - a promise to keep a home comfortable at a price per square meter - it would be in their interest to invest in clean energy and efficiency, he said.
Another part of the solution is rethinking design - not just making electric cars, but manufacturing them from much lighter but still strong carbon fiber, for example, to shrink the need for battery storage, he said.
With almost all efficiency improvements, “the business case works whether or not you care about climate change,” he added. (Reporting by Laurie Goering //news.trust.org/climate)
What Is Local Law 152 & How Will It Affect Me?™
What is Local Law 152 & how will it affect me?
February 22, 2021
Local Law 152 requires that NYC buildings have their gas piping systems inspected periodically.
Introduced in 2016 as part of a gas line safety package, the law went into effect on January 1, 2019 and affects around 280,000 buildings across all boroughs.
To help clarify how this law might affect your building, below we’ll break down:
1. Which buildings the law applies to
2. What the inspection will look for
3. How much an inspection will cost
4. When inspections are due
5. Who can perform an inspection
6. What happens if you need a repair
If you recently had your Local Law 152 inspection and are in need of repairs, we can help. Request an appointment online or call (718) 767-0707. With 50+ years of experience and a team of licensed master plumbers, you can rest assured you’re in good hands with Ranshaw.
Which buildings do Local Law 152 apply to?
Local Law 152 applies to all buildings in New York City except those that are zoned R-3(two families or less).
Per NYC code, occupancy group R-3 includes the following types of buildings:
- One and two family dwellings
- Convents/churches/monasteries with fewer than 20 occupants may fall under R-3
- Some group homes may fall under R-3
If you're unsure of your building’s property classification, you can find it on the Certificate of Occupancy and/or the Department of Finance website.
Don’t have gas pipes in your building? You’ll still need to submit an inspection certification proving that you don’t, and by the same due dates as buildings with gas. Your report can be certified by a registered design professional though, and not a licensed plumber.
What will the inspection look for?
Inspectors will be looking for “imminently dangerous conditions,” such as:
- Gas leaks (regardless of odor)
- Illegal connections
- Non-code compliant installations
- Poorly maintained systems
- Atmospheric corrosion
- Piping deterioration
- Carbon Monoxide detection
- Meter problems
- Fire or explosion risks
If an unsafe condition is found, the inspector will report it to the building owner, Department of Buildings (DOB) and the utility company. If the danger is an immediate threat, it will require an immediate call to the utility company, DOB and owner and may result in an evacuation of the building.
Inspections do not include gas piping within apartments. Therefore, you won’t need to give tenants prior notice of the inspection.
During the inspection, all exposed gas lines in public areas of the building will be inspected, including:
- Points of entry into the building
- Services meters
- All gas piping in public spaces, such as: Hallways, Corridors, Mechanical rooms, Boiler rooms and Rooftops
How much will an inspection cost?
Inspection costs can range from $1,000 and higher.
The cost depends on a number of factors, including:
- The number of gas meters
- The size of your building
- The length of exposed pipe
- The number of mechanical rooms, laundry rooms and kitchens
- The number of floors where gas is utilized
- The hourly rate of the plumber you hire
While there are no official filing fees charged by New York City, if you fail to submit certification of your inspection on or before the filing due date, you could be fined $10,000. You’ll still have to pay for an inspection, so don’t miss the deadline!
When are inspections due?
Inspections are organized by the community district (not borough) and are required every 4 years. See the below calendar for when your community district is due:
January 1, 2020 - December 31, 2020*: Community Districts 1, 3, and 10 in all boroughs (*Extended until June 30, 2021)
January 1, 2021 - December 31, 2021: Community Districts 2, 5, 7, 13, and 18 in all boroughs
January 1, 2022 - December 31, 2022: Community Districts 4, 6, 8, 9, and 16 in all boroughs
January 1, 2023 - December 31, 2023: Community Districts 11, 12, 14, 15, and 17 in all boroughs
In addition to the above calendar, a few other key deadlines and timelines include:
1. Filing:
30 days for the GPS1 (Inspection) Report - Once an inspection is complete, the inspector has 30 days to provide the building owner with a “Gas Piping System Periodic Inspection Report” (GPS1). This report provides the owner the results of the inspection, noting any unsafe conditions if found that need to be corrected.
60 days for the GPS2 (Certification) Report - After the initial inspection, the building owner then has 60 days to file a “Gas Piping System Periodic Inspection Certification” (GPS2) with the Department of Buildings. This report must be signed and sealed by the same LMP who performed the initial inspection, even if repairs were made by another technician.
120 days for repairs - If the GPS2 certification shows that conditions still need to be met, you have 120 days to make the repairs and file a new GPS2 report.
180 days for repairs - If 120 days is not sufficient time to complete the repairs, you can request 180 days.
2. Corrections: If you need to make a correction, any changes must be submitted within120 days from the certification date, as marked by the LMP on the GPS2 report. 3. Records: Building owners must keep all reports. Certifications on file for10 years. Records: Building owners must keep all reports. Certifications on file for10 years.
A note on new buildings: If your building is new, following the Certificate of Occupancy date after 12/31/2019, you won’t need another inspection for 10 years. After that, you’ll need to follow the same 4 year inspection cycle as noted above.
Who can perform an inspection?
Inspections must be conducted by a “qualified gas piping system inspector” who has either of the below credentials:
1. They’re a Licensed Master Plumber (LMP).
Or
2. An individual working under the direct supervision of an NYC LMP meeting the following requirements:
- They have at least 5 years of full-time experience working under the direct and continuing supervision of an LMP
- Has successfully completed a 7-hour training program acceptable to DOB.
If you happen to need a repair, the contractor you hire doesn’t have to be the same as the original inspector. However, they do need the same qualifications (either a licensed NYC master plumber, or a qualified direct employee of the LMP).
What Local Law 97 building emissions standards happens if I need a repair?
If your gas line needs a repair, it must be fixed and a new Inspection Certification submitted to the DOB within 120 days or 180 days if requested.
A couple of conditions can affect the timeline:
1. Hazardous Conditions - If the initial inspection reveals an unsafe or dangerous condition, the building owner must take immediate action to fix the repair. This can include shutting off the gas and/or evacuating the building.
2. Repairs requiring additional time to complete - If the repair is a major issue, the building owner can request an extension of 60 days, for a total of 180 days to fix the repair.
Regardless of the problem, the building owner is responsible for all costs and potential permits related to repairs.
Additionally, if gas service is interrupted in order to fix the repair, you won’t be able to turn it back on until the following steps are taken:
- Permit(s) filed with the DOB
- Repair(s) are performed by a licensed master plumbing company
- DOB inspection after work is completed
- Inspection from gas company
Need gas line repairs? Live in the Queens/NYC area. Need gas line repairs? We can help. Just contact us. We are licensed master plumbing company that will repair your gas lines safely and properly.
Home Energy Efficiency: 7 Ways To Make Your Home More Energy Efficient™
It’s the gold standard for modern homes. And in the quest to waste less power, save money, and help care for the planet, there’s lots that can be done. But before we get into the details, it’s worth defining a bit more clearly what energy-efficient actually means.
What is home energy efficiency?
In simple terms, energy-efficiency means doing more with less. So for instance, energy-saving light bulbs create the same amount of light but use less energy and waste less heat than old-style light bulbs.
In the same way, if 2 buildings use the same amount of energy to create heat, the building that can keep in more of that heat is more energy-efficient than the one that lets more escape.
Why’s that so important? Because energy-efficiency limits our levels of energy consumption. Which also means we’re cutting down on the use of polluting fossil fuels.
So here they are - 7 good ways to make your home an energy-efficient one.
To find out how much electricity an average UK home uses, and how your home compares, read our new guide.
7 home energy efficiency improvements you can make
1. Insulating your roof
Let’s start at the top. You know the old saying that we lose most heat through our heads? Well the same goes for a roof. And just as it’s sensible to pop on a woolly hat when it’s cold, it’s a great idea to take the necessary steps to insulate your loft.
Laying down a layer of roof insulation could cost very little. On average, loft insulation for an average semi-detached house costs around £300 - and it could save you as much as £750 on your bills after 5 years, and about 610kg of carbon per year!
If you receive certain benefits, you might qualify for the Energy Company Obligation Scheme, which can help you cover the cost of insulation. Find out more about the ECO scheme here.
Thinking about converting your loft into an extra bedroom or bathroom? Read our guide to how to pull off an energy-efficient loft conversion.
2. Keeping an eye on the little things
Small actions can add up to some big changes. From switching to LED lights to not leaving things on standby, it all helps. If you can invest in things like a water-saving shower head. An eco-kettle that saves energy too.
If you have gas central heating, it’s also a good idea to bleed your radiators once a year, so they're working as efficiently as possible. Find out how to do it, and why a yearly radiator bleed can bring your heating costs down, with our handy guide.
Turning down the thermostat by 1 degree can also save lots of energy (while making sure it’s set to a safe, comfortable temperature - usually between 18°C and 21°C).
3. Insulating your walls
Whether you’ve got cavity or solid walls, filling them with wall insulation could be a very cost-effective way to retain heat in your home and save energy.
Around one third of the heat loss from most homes is through the walls - but cavity wall insulation could save you as much as £310 a year in heating bills2, and 1.1 tonnes of carbon a year.
Whether you live in a 1-bedroom flat or a detached house, you’ll likely recover the installation costs in 5 years or less, according to the Energy Saving Trust. That’s down to the yearly energy bill savings you’ll make by having a properly insulated home.
If your walls are made of stronger stuff, solid wall insulation can have an even more dramatic impact. That’s because solid walls let twice as much heat escape as cavity walls. And while solid wall insulation can be a more expensive undertaking (depending whether you choose internal or external wall insulation), it’s worth remembering that the savings on your heating bills will also be bigger.
4. Getting a smart meter with an in-home display
Smart meters are handy gadgets that track your energy use in real time. This helps you spot ways to save energy. They also send meter readings automatically, so you don't need to do it yourself. You can get one installed for free.
Interested? Just book an appointment and we'll see you soon!
5. Draught-proofing your windows
Insulating your windows is a really rewarding way of energy-proofing your home. In winter, a draughty room is far from comfortable - so, if you can, it makes sense to invest in some energy-efficient double-glazed windows. Do this and you could save up to £95 a year on heating bills, and 330kg of carbon3.
To find more ways to stop draughts getting in and out, check out our complete guide to DIY draught-proofing.
6. Upgrading your old boiler
Inefficient boilers are a real problem when it comes to saving energy. Your boiler actually accounts for 55% of your energy bills4. That’s more than the rest of your electrical appliances combined.
Boilers are becoming more energy efficient all the time - so when it’s time to replace your boiler, you can get a model that uses less energy. In fact, you could save up to £240 per year on bills by replacing an old gas boiler with a new A-rated condensing one5. For more information, see our guide to the costs of repairing or replacing your boiler.
And even if you’re not in a position to replace your old boiler just yet, there are a few other nifty tricks you can try, to make your current one work better. Check out some of our handy hints and tips.
Also, if you're having trouble with low pressure on your boiler, you can try to solve the problem yourself with our easy-to-follow guide.
7. Installing solar panels
There’s no denying that installing solar panels is expensive. But if you can afford it and have room for them at home, it’s one of the most effective ways to reduce how much energy you need to buy. And with the price of solar panels being 70% cheaper benchmarking nyc today than in previous years6, it’s becoming something more people might consider.
These days, an average solar set-up will cost somewhere between £2,500 and £8,000 (including installation6), depending on the number of panels and the size of your roof. But we estimate that a 3.5kW panel in southern England will return about £300 to your pocket in the first year -. Give an approximate 5% rate of return over the 25-year lifetime of the installation. 5kW panel in southern England will return about £300 to your pocket in the first year -. Give an approximate 5% rate of return over the 25-year lifetime of the installation.
Larger solar systems can even generate as much as 4kWp, which is enough to meet the energy needs of a family of 3 to 4.
Making homes more efficient with OVO
At OVO, we’re getting up to all kinds of things to help make UK homes greener and reduce our members’ carbon footprints.
The Zero Carbon Heating Trial is just one new initiative that we’ve been picked to run. We’ve recruited a small number of homes to take part, and as part of the trial, we’ll be taking out each home’s old gas system and replacing it with a brand new one worth up to £15,000 - all for free! We’ll also carry out other great energy-efficiency measures (like putting in some loft insulation) worth up to £5,000.
We also offer a free online tool for all OVO members called OVO Greenlight. It’s been designed to help you learn more about your carbon footprint. Discover new ways to save energy at home. Check it out!
Local Law 152: Updated Requirements For Boards And Buildings™
For more information on how to complete local law projects and funding them, download our Capital Improvements guide using the form below. Download Now Open Form
*As of November 2021, the New York City Council has extended Local Law 152 gas pipeline inspection deadlines for boards and building owners located in Community Districts 2, 5, 7, 13, and 18. Click here to read more.
On Dec. 18, the New York City Council voted to extend 2020 deadlines for building owners to complete gas pipeline inspections required by Local Law 152. The extension specifically effects buildings located in Community Districts 1, 3 and 10 in all boroughs which now have until June 30, 2021 to file inspections and certifications with the New York City Department of Buildings (DOB). Buildings located in Community Districts 2, 5, 7, 13 and 18 in all boroughs are still expected to file with the DOB by December 31, 2021, as originally required.
Despite this welcomed reprieve from the City Council, FirstService Residential recommends that buildings move forward with any previously scheduled inspections in the event of unforeseen violations or deficiencies in the building’s gas piping systems. A Brief History of Local Law 152
Local Law 152 was enacted in 2016 and is one component of a 10-piece legislative package designed to prevent dangerous gas leaks and pipeline explosions in New York City. The local laws cover inspection schedules, fines for non-compliance or existing hazardous conditions, the installation of combustible gas leak indicators or detection devices, and how building owners are expected to notify residents in the event of a gas leak among other requirements.
Local Law 152 requires the periodic inspection of gas piping systems of all buildings at least once every four years. For multifamily properties, this includes exposed gas piping outside and inside the building, in boiler rooms, in all amenity and common spaces, rooftop mechanical spaces and publicly-accessible areas. Owners of mixed-use residential properties with subcomponent spaces (i.e. retail, offices, community facilities, etc.) will also need to complete piping inspections in these areas of the building.
Initially, Local Law 152 filing deadlines were scheduled and organized by borough. In 2019, the filing deadlines were modified according to individual Community Districts in all boroughs.
As of November 2021, current deadlines are as follows:
What Does a Local Law 152 Inspection Entail?
All gas piping inspections must be completed by a New York City-Licensed Master Plumber (LMP) or a qualified individual working under the direct supervision of an LMP at least once every four years. Within 30 days of each inspection, the LMP must complete and deliver a Gas Piping System Periodic Inspection Report that details all results for the building owner or board to review. This report will include a list of conditions requiring correction, frayed or worn piping benchmarking nyc components that affect safe and reliable operation, non-code compliant installations or illegal connections, the detection of combustible gas and any other conditions determined to be unsafe by the LMP. The LMP will also verify that portable combustible gas indicators. Detection devices are present in the building. Click here for a list of acceptable devices approved by the New York State Department of Public Service.
No later than 60 days following a building’s inspection date, the building owner must submit the inspection report to the DOB. Any reports submitted more than 60 days after the inspection date will require a new inspection. Failure to submit a certified inspection will result in a $10,000 fine. All inspection reports and certifications must be kept on file for 10 years and be made available to the DOB upon request. Unsafe or Hazardous Conditions
If the LMP determines existing conditions to be hazardous or unsafe, an immediate notification must be delivered to the building owner, the utility providing gas service to the building, and to the DOB. Upon notification, corrective action must begin immediately and in compliance with New York City Construction Codes, including procurement of all required work permits.
Examples of unsafe/hazardous conditions include: - the detection of combustible gas in surrounding air - evidence of illegal connections or non-code compliant installations - excessive piping corrosion or cracks - any immediate hazard requiring the operator to shut off the gas and lock the meter
Deficient Conditions
In the event that deficient, but not immediately unsafe or hazardous, conditions are identified by the LMP, the building has up to 120 days to correct all deficient conditions, complete another round of inspections to certify any repairs, and file the inspection reports with the DOB. If additional time is needed to correct deficient condition, a building owner can petition the DOB for a 60-day extension. Buildings Exempt from Gas Piping Inspections
Buildings that do not have gas piping are required to certify existing conditions by a registered architect or a professional engineer. The certification must then be filed with the DOB and is subject to the same inspection deadlines as buildings with gas piping systems in the same Community District. Building owners are also required to keep the certifications on file for 10 years. Make them available to the DOB upon request. Failure to file an inspection certification before the applicable due date may result in a civil penalty of $10,000.
Buildings that are classified as Residential Group R-3 are generally exempt from these requirements dependent on the number of rooms or occupants within the property. To verify the classification of your property, refer to the building’s Certificate of Occupancy.
Exemptions are also in place for newly completed buildings that have already certified gas piping inspections. In accordance with the local law, initial inspections for new buildings must be conducted in the tenth year following the issuance of a certificate of occupancy or an official letter of completion from the DOB. FirstService Residential is here to help boards. Building owners comply with Local Law 152. This includes the retention of qualified contractors and inspectors, the completion of DOB filings on-time or ahead of schedule and access to a library of educational resources to help our managed properties plan, finance and complete any necessary capital improvements.
LL152 Plumbers NYC™
Local Law 152 of 2016 - Periodic Inspections of Building Gas Piping FREQUENTLY ASKED QUESTIONS (FAQs)Updated January 23, 20201. What is LL152 of 2016? LL152 was passed by the NYC Council in 2016 as part of a gas safety package. LL152 specifically requires that NYC building owners have their building gas piping inspected periodically.2. When does LL152 go into effect? LL152 went into effect January 1, 2019. However, full implementation of the law (i.e. commencement of inspections) could not go into effect without the adoption of rules by the NYC Department of Buildings (DOB). DOB issued final rules on September 23, 2019. While these rules became effective November 2, 2019, due to the provisions of the rules, no inspections can begin until January 1, 2020.3. Who must comply? Owners of all buildings except those in occupancy group R-3 (2 families or less). The estimated total amount of buildings affected is approximately 198,000 in NYC.4. What must be inspected? LL152 requires all exposed gas piping from point of entry of gas piping into the building, including building services meters, and all gas piping in public spaces, hallways, corridors, and mechanical and boiler rooms, up to individual tenant spaces (this does not include gas piping within apartments).5. When does my building have to be inspected? The rules implementing LL152 breakdown the inspection cycle by community districts within boroughs. See the below chart. DATE RANGE FOR INSPECTIONJanuary 1, 2020 - December 31, 2020 January 1, 2021 - December 31, 2021 January 1, 2022 - December 31, 2022 January 1, 2023 - December 31, 2023BUILDINGS IN COMMUNITY DISTRICTS1, 3 and 10 in all boroughs2, 5, 7, 13, and 18 in all boroughs4, benchmarking nyc 6, 8, 9, and 16 in all boroughs11, 12, 14, 15, and 17 in all boroughs
1 Disclaimer: This document is supplied for informational purposes only for both building owners and licensed master plumbers, but is not intended to constitute legal advice or the viewpoint of the Plumbing Foundation City of New York, Inc. We advise consultation with an attorney for compliance with LocalLaws.
6. After the initial inspection, when is the next time my building has to be inspected? After the initial inspection of your building, you then must have your building inspected every four years, with the same due date of December 31st of that year.7. When do new buildings have to be inspected? New buildings have to be first inspected the 10th year from the date of the certificate of occupancy. Then subject to the cycle as noted in the above chart. 8. Must tenants be notified when there is an inspection? Because the law explicitly excludes piping within tenants’ spaces and because there has been no requirement issued by DOB to the contrary, there is no need to give prior notice to tenants of the inspection date. However, LMPs will need full access to all public spaces or the inspection can not be completed. 9. What if my building does not have gas piping? Owners of buildings that contain no gas piping must submit to DOB a Gas Piping Inspection Certification (see box 4), signed and sealed by a registered design professional. The Inspection Certification must be submitted every four years. 10. What does the inspection look for? LL152 inspections require the qualified gas piping system inspector (see description below) to look for evidence of excessive atmospheric corrosion or piping deterioration; illegal connections; non-code compliant installations, as well as the following conditions which must be reported to the owner, utility company, and DOB immediately: gas leaks; illegal connections/ non-code compliant installations; and any condition defined as “Class A” by the utility company, which is considered an imminently dangerous condition. Gas piping system inspectors must use a portable combustible gas detection device for inside leakage surveys.11. What type of portable combustible gas detection device is acceptable for LL152 purposes? DOB accepts devices approved by the New York State Department of Public Service (DPS) for inside leakage surveys.12. What is the inspection filing process? LL152 inspections must occur within the calendar year denoted on the above chart for those applicable buildings.2Disclaimer: This document is supplied for informational purposes only for both building owners and licensed master plumbers, but is not intended to constitute legal advice or the viewpoint of the Plumbing Foundation City of New York, Inc. We advise consultation with an attorney for compliance with LocalLaws. ● Within 30 days of the inspection, the licensed master plumber (LMP) must provide to the building owner a Gas Piping System Periodic Inspection Report (GPS1). ● Within 60 days of the inspection, the owner must submit to DOB a Gas Piping System Periodic Inspection Certification (GPS2) signed and sealed by the LMP who conducted or supervised the inspection.* There is no filing fee.● The DOB’s website to access the forms is here. In addition, here is the link to the submission portal.○ According to DOB, the law and rule state that the owner must submit the GPS2 form that has been completed by the LMP. *Please note that the DOB rules have created confusion on the required filing date (the rules read with the law require filing between October-December only, but that is not the case, the rules are to be revised according to DOB). ● If the Inspection Certification submitted to DOB indicates that conditions requiring correction were identified in the Gas Piping System Periodic Inspection Report submitted to the owner, the owner must submit to DOB, within 120 days of the inspection, an Inspection Certification signed and sealed by the LMP who conducted the inspection, stating that the conditions have been corrected. ● If the Inspection Certification submitted to DOB indicated that additional time was needed to correct the condition(s) identified in the Inspection Report, the owner must submit, within 180 days of the inspection, an Inspection Certification signed and sealed by an LMP stating that all conditions have been corrected. ● Correction of conditions identified in the Inspection Report must be performed in compliance with the NYC Construction Codes, including obtaining any required work permits. ● All reports and certifications must be kept on file by the inspection entity and the building owner for 10 years.13. What happens if an unsafe or hazardous condition is observed? If an inspection reveals any unsafe or hazardous condition(s), the LMP must call 911, immediately notify the applicable utility company first as well as the building owner and3Disclaimer: This document is supplied for informational purposes only for both building owners and licensed master plumbers, but is not intended to constitute legal advice or the viewpoint of the Plumbing Foundation City of New York, Inc. We advise consultation with an attorney for compliance with LocalLaws.
DOB. The building owner must take immediate action to correct the condition(s) in compliance with the New York City Construction Codes and any required permits.14. How should the LMP notify the DOB of the unsafe or hazardous condition?LMPs should immediately report such conditions by calling 311 or by contacting the DOB Plumbing Enforcement Unit during regular business hours at (212) 393-2557.15. What happens if building owners do not comply? Failure to file an Inspection Certification before the applicable due date may result in a civil penalty of $10,000. 16. How long must building owners retain the inspection records? Building owners are required to retain the inspection reports for 10 years. The LMP who conducted the inspection should maintain reports for 10 years as well. 17. Who must conduct the inspections? These inspections must be completed by a qualified gas piping system inspector, which means: ● A licensed master plumber (LMP); or ● An individual working under the direct and continuing supervision of anLMP meeting the following requirements:○ At least 5 years of full-time experience working under the direct andcontinuing supervision of an LMP; and○ Has successfully completed a 7-hour training program acceptableto DOB. 18. As an LMP, how can I obtain qualification for my plumbing technicians?Plumbing technicians need to prove they have 5 years’ of experience working under the direct and continuing supervision of an LMP and must successfully complete a 7-hour training course. A description of the DOB-approved course is available here, which includes a written and practical knowledge check. A list of DOB-approved course providers is here. 19. How does DOB verify the 5 years’ experience requirement? According to DOB, it is the obligation of the employing inspection entity and LMP to ensure that individuals performing these inspections possess the qualifications per the law and rule. DOB has stated that the employing LMP should request whatever documentation is necessary to verify experience. 4 Disclaimer: This document is supplied for informational purposes only for both building owners and licensed master plumbers, but is not intended to constitute legal advice or the viewpoint of the Plumbing Foundation City of New York, Inc. We advise consultation with an attorney for compliance with LocalLaws.
20. What about the Plumbing Foundation’s Gas Operator Qualification program-does this training program count for LL152 inspections? The Plumbing Foundation’s GOQ program, which was originally created for compliance with state regulations for inspections and maintenance of US DOT jurisdictional gas piping and in anticipation of similar requirements for LL152, is acceptable for purposes of LL152 inspections through GTI/ Northeast Gas Association, DOB-approved course provider # 6T73. However, GOQ members need to be aware that the DOB also requires qualified gas piping system inspectors to have 5 years’ experience to conduct LL152 inspections.21. How does LL152 tie into the LL150 of 2016 DOB gas qualification requirements? LL152 inspections and qualified gas piping system inspectors are not the same as those seeking DOB gas work qualification and/or limited gas work qualification under LL150 gas qualification. LL150, which goes into effect January 1, 2020, requires those working under LMPs to hold a gas work qualification card or limited gas work qualification card to conduct gas work under the NYC Building Code. Gas work for purposes of LL150 does not include LL152 inspections. If you are seeking LL150 DOB gas qualification, please refer to this DOB service notice.Helpful Resources:Local Law 152 of 2016:https://www1.nyc.gov/assets/buildings/local_laws/ll150of2016.pdf Section 103-10 of Title 1 of the Rules of the City of New York (RCNY): https://a856-cityrecord.nyc.gov/RequestDetail/20190916106 NYC Department of Buildings Service Update (November 13, 2019): https://www1.nyc.gov/assets/buildings/pdf/ll_152of2016_sn.pdf Plumbing Foundation’s Pipecaster Newsletter: https://www.plumbingfoundation.nyc/pipecaster For Forms and Submission Portal:https://www1.nyc.gov/site/buildings/industry/master-plumbers-plumbing-forms.pagehttps://a810-efiling.nyc.gov/eRenewal/gaspipecert.jsp 5 Disclaimer: This document is supplied for informational purposes only for both building owners and licensed master plumbers, but is not intended to constitute legal advice or the viewpoint of the Plumbing Foundation City of New York, Inc. We advise consultation with an attorney for compliance with LocalLaws.
Gas Piping Inspection - Buildings™
Gas piping systems in all buildings, except for one- and two-family homes, and other buildings classified in Occupancy Group R-3, must be inspected by a Licensed Master Plumber (LMP), or a qualified individual working for an LMP. Gas piping systems must be inspected at least once every four years according to the schedule below.
*and no later than December 31 within every fourth calendar year thereafter
NOTE: The deadline for buildings in Community Districts 2, 5, 7, 13, and 18 in all boroughs has been extended! These buildings are not required to submit Gas Piping System Periodic Inspection Certifications until June 30, 2022. Please see additional information regarding this extension.
To determine which Community District your building is in, please visit the NYC Department of City Planning’s website and search the address of your building. Once you determine your Community District and applicable inspection deadline from the schedule above, use the following step-by-step guide to comply with Local Law 152 of 2016 Periodic Inspections of Gas Piping Systems.
Local Law 152 of 2016 Step-by-Step Compliance Guide
STEP 1: Determine if your building is required to comply with Local Law 152 of 2016.
LL152 of 2016 applies to all buildings except one- and two-family homes and other buildings classified in occupancy group R-3. If your building is classified under the following classification codes, you do not need to comply with LL152 of 2016: A0, A1, A2, A3, A4, A5, A6, A7, A8, A9, B1, B2, B3, B9, M3, M4, or N2.
The occupancy group classification for your building is listed on the Certificate of Occupancy (CO) for your building. To find the CO for your building, follow the instructions on DOB’s website. If no CO for your building is available, look for the NYC Department of Finance’s Building Classification on the building’s Property Profile in the Buildings Information System (BIS).
STEP 2: If LL152 of 2016 applies to your building but the building does not contain gas piping
If your building does not contain gas piping, a Gas Piping System Periodic Inspection Certification, signed and sealed by a Registered Design Professional (a New York State licensed professional engineer or registered architect) or a Licensed Master Plumber, stating that such building contains no gas piping must be submitted to DOB. No further action is necessary.
STEP 3: If LL152 of 2016 applies to your building, the building contains gas piping, and the building is currently supplied with gas
Hire a Licensed Master Plumber (LMP) to Inspect the Gas Piping System in Your Building. LMPs are licensed by DOB to perform plumbing work in New York City. DOB encourages anyone hiring an LMP to check Browse around this site both their current license status and disciplinary and voluntary surrender records.
Before hiring an LMP:
- Use the License Search tool to make sure the LMP's license is active. The tool allows you to search a licensee by name, business name, or license number. - Review the disciplinary actions taken against a licensee by DOB or voluntary surrender records by using the Know Your Construction Professional tool.
STEP 4: LMP must submit a Gas Piping System Periodic Inspection Report to the building owner within 30 days of inspection
Within 30 days of the inspection, the LMP you hired must provide you with a Gas Piping System Periodic Inspection Report showing the results of the inspection.
If an inspection reveals any unsafe or hazardous condition(s), the LMP must immediately notify you, the utility providing gas service to your building, and DOB. You must take immediate action to correct the unsafe or hazardous condition(s) in compliance with the NYC Construction Codes, including obtaining any required work permits.
STEP 5: Submit Gas Piping System Periodic Inspection Certification to DOB within 60 days of inspection
Within 60 days of the inspection, you must submit a Gas Piping System Periodic Inspection Certification signed and sealed by the Licensed Master Plumber who conducted or supervised the inspection using DOB's using online portal.
- If the Gas Piping System Periodic Inspection Certification submitted to DOB indicates that conditions requiring correction were identified during the gas piping system inspection, you must submit to DOB, within 120 days of the inspection, a Gas Piping System Periodic Inspection Certification signed and sealed by the Licensed Master Plumber who conducted the inspection, stating that the conditions have been corrected. - If the Gas Piping System Inspection Certification submitted to DOB indicated that additional time was needed to correct the condition(s) identified during the gas piping system inspection, you must submit to DOB, within 180 days of the inspection, a Gas Piping System Periodic Inspection Certification signed and sealed by the Licensed Master Plumber who conducted the inspection, stating that the conditions have been corrected. - Correction of conditions identified during a gas piping system inspection must be performed in compliance with the New York City Construction Codes, including obtaining any required work permits.
Energy Audit: Where Exactly To Invest And Ramp Up Your Home’s Efficiency™
Article content Building envelope People want a “one-size-fits-all solution and that doesn’t exist,” says Christopher Straka, principal with Ottawa’s Vert Design, a residential and commercial planning, design and development firm. Straka’s company designed Canada’s first certified passive home, which uses about one-tenth the energy for heating and cooling that a conventional Canadian house does.
Energy Audit: Where exactly to invest and ramp up your home’s efficiency Back to video
Every home has its own energy strengths and weaknesses, he explains, based on age, construction and other factors. Only an energy audit can pinpoint your individual energy issues.
Mr. Straka says that unless you’re building a custom home and can orient it for free heating from solar gain, your best bet is still tightening up the building’s envelope: caulking and weatherstripping to reduce leakage, adding insulation, and better windows and doors.
Article content Plugging air leaks and topping up insulation can save over $400 a year, according to energy provider Direct Energy. Upgrading insulation in a 1,200-square-foot attic costs about $1,200.
For insulation, anything less than R12 in the walls and basement, R20 for exposed floors and cathedral ceilings and R40 in the attic calls for upgrading, says Ross Elliott of Ottawa’s Homesol Building Solutions and a veteran home energy auditor and energy designer. “Going from R10 to R20 gives you the biggest boost: it’s the first few inches that are most important.” After that, the law of diminishing returns sets in.
Adding rigid Styrofoam to the outside walls can bridge thermal gaps, which are heat leaks where the fibreglass insulation is interrupted by studs, although you may need to remove the exterior cladding to do so.
Article content If you are replacing windows, opt for triple-glazed with low-E coatings and argon between the panes, Mr. Elliott says. They cost between 20% and 30% more but greater comfort and resale value are among the benefits.
Monster in the basement After the building envelope comes mechanical systems.
A high-efficiency furnace costs $3,000 to $6,000 installed, but can shave more than $500 a year on heating bills if your current furnace is more than 20 years old, according to Direct Energy.
Natural Resources Canada’s Home Heating System Cost Calculator (oee.nrcan.gc.ca) lets you compare your existing system to other heating systems and fuel sources.
An aging air conditioning system can also suck up energy dollars.
Switching from a standard hot water system to a tankless (on-demand) type can slash $150 or more from annual costs for a family of four. It costs about $3,000 installed.
Article content Mr. Elliott suggests checking out condensing hot water heaters, which capture heat from burned gases for reuse, achieving more than 90% efficiency in the process.
He also ranks a heat recovery ventilator or other ventilation system as an essential investment for humidity control and healthy indoor air.
Despite the range of upgrade possibilities, “the answers aren’t that complicated,” Mr. Straka says.
“It’s a matter of looking at three or four different options and then reshuffling your deck of cards till you get what you want.”
Coincidentally, a recent study by the United States’ Shelton Group, a U.S.-based advertising agency specializing in green products and services, found the average homeowner needs to make about four improvements in energy efficiency for bills to drop.
Article content If you are planning to retrofit your home or are considering buying a resale home, NR-Can and Canada Mortgage and Housing Corp. have produced fact sheets that include recommended upgrades for 11 housing types in five regions of Canada: cmhc-schl.gc.ca/en/co/renoho/reensa/reensa-001.cfm.
Other useful publications Planning Energy Efficiency Renovations for Your Home (oee.nrcan.gc.ca/residential/personal/retrofit-homes/planning/index.cfm?attr4) covers products, hiring contractors and the like. Keeping the Heat In (oee.nrcan.gc.ca) includes advice on how to retrofit.
Emerging technologies The National Research Council and NRCan are studying a raft of new energy-efficiency products including ultra-efficient Vacuum Insulated Panels (VIPs) with R values about five times that of conventional insulation.
Article content Other items on the test bench include mini-split heat pumps for heating and cooling. Unlike standard air-source heat pumps, which are only effective to about - 5 C, these will produce heat at - 20 C or colder.
NRCan and CMHC also recommend old-school technology such as awnings and roll shutters for south- and west-facing windows as an effective way to cut cooling costs.
And, as we all know, turning down the thermostat in the winter and turning it up during air conditioning season can save a bundle.
Energy-gobbling gizmos
hinkstock/Getty ImagesThe culprits? Everything from energy-gobbling appliances, like old beer fridges, to our bottomless appetite for more electronic devices in our homes. Many of those devices also have “always-on” features like clocks and instant-on capability that suck up power 24/7, accounting for five to 10 per cent of the power consumed in a typical Canadian home, according to NRCan.
Article content Among the biggest energy wasters are charging stations for cellphones and the like, says Hydro Ottawa spokeswoman Linda Bruce. “People plug them in and go to bed, but they keep drawing power all night.” Since it only takes three or four hours to charge a device, she suggests using a timed power bar ($24.99 at Canadian Tire) to cut power to the charging station entirely.
For more Local Law 97 deadline energy saving ideas, visit Ontario Power Authority’s site at saveonenergy.ca.
Also, check out NRCan’s online calculator for energy consumption by appliances (oee.nrcan.gc.ca).
Using Hydro Ottawa’s current electricity rates, the calculator shows, for example, a saving of more than $700 over 14 years by switching from a mid-to a high-efficiency clothes washer and using it during off-peak hours (7 p.m. to 7 a.m.).
Article content Even with the higher cost of an ultra-efficient appliance, rising electricity rates will mean increased savings. You’ll also use less water.
How to save Yes, little things do add up to big things when it comes to energy conservation. Here are some little energy-saving tips.
• Electronic devices continue to consume “phantom” or standby power even when not being used, adding 5% to 10% to your energy bill. Culprits include televisions and home theatre systems, computers (including monitors and printers), cellphone and other chargers and game consoles.
Solution: Plug the devices into power bars so you can cut the electricity supply when it’s not needed.
• Set-top boxes that bring cable and other services to your television are among the worst phantom power hogs. Depending on the number and configuration, they can consume more power than a central air conditioning system, according to a detailed New York Times article.
Article content They often can’t be unplugged because they take forever to reboot. Look for Energy Star models with the lowest phantom power consumption and minimize the number you own.
• When using a dishwasher, Ontario Power Authority suggests air drying your dishes, using the air-dry setting (or energy saver) option, or just leaving the door open. Visit saveonenergy.ca for more tips.
• Think twice before you buy a digital picture frame, or at least either unplug it when no one’s home or put it on a power bar with a timer.
The Electric Power Research Institute, a non-profit research group, estimates that if every household in America ran one digital picture frame around the clock, five additional power plants would be needed to operate them.
Article content • Air conditioners are among a home’s biggest energy hogs and units from the 1970s can use up to 50% more power than today’s models, according to the United States Department of Energy. Even 10-year-old systems can be 20% to 40% less efficient than new models. Look for Energy Star-certified units. As well, shade the condenser from the sun and keep it free from leaves and other debris to achieve maximum efficiency.
• Cut heating costs up to 5% by changing furnace filters every one to three months.
You know that old beer fridge may be wasting up to $125 a year in electricity. You also know that Ontario Power Authority will haul it away for free. But did you realize that dirty coils on the back or bottom of your fridge or freezer make it work harder? Vacuum them every couple of months, more often if you have a pet that sheds hair.
Check the seal on your refrigerator or freezer. Close the door on a piece of paper. If you can pull the paper out easily, replace the gasket.
• To maximize the life of CFL bulbs, leave them on at least 15 minutes, but then turn them off when you leave the room.
Contrary to what you may have heard, re-energizing bulbs uses minimal electricity.
For a guide to buying CFL bulbs, which is as complicated as choosing wine, see hydroottawa.com/residential/ saveonenergy/tips-andtools/lighting.
• Going on vacation? Consider un-plugging your refrigerator. Using timers on your indoor lights.
How To Build An Energy-Efficient Home™
The last time you decided to plant something in your garden, where did you begin? Maybe you looked at the particular plant and analyzed its characteristics and what it needed to thrive. How much sun did it require? Was it hardy enough to survive in your growing zone? Once you gathered the facts, you determined the location in your yard where the plant would flourish.
It’s a similar situation when you’re choosing a site for an off-grid home. energy audits for commercial buildings Do you want the sun to illuminate the kitchen in the morning? Will the western sun be too harsh or cause too much glare in the dining room in the late afternoon? Establishing your goals early on will allow the architect to fit these pieces together with the overall site constraints, ensuring a high-performance, energy-efficient home.
Since a true off-grid house is able to operate completely independent of all public utilities, you will want to minimize the amount of work your systems will have to do from the start by using what the environment has already given you.
Architect Lisa Moffitt’s Ontario client wasn’t sure if she wanted to build off-grid. “She wanted the house to sit lightly on the land. To minimize consumption of resources as much as possible. However, we were also working to a tight budget, so most decisions were made based on a range of variables, including aesthetics, environmental concerns and costs,” says Moffitt.
Related: See More Ideas for Making the Most of Your Landscape
To get the most out of the renewable energy systems, Moffitt went back to the basics.
“In terms of going off-grid, the importance of reducing electrical demand can’t be overstated,” Moffitt says. “Photovoltaics and other microrenewables generate fairly small amounts of electricity, so it is essential that consumption is minimized first.”
This is achieved through home orientation and window placement, the use of energy-efficient appliances and keeping the home’s footprint small.
“Once these measures have been considered, going off-grid is fairly straightforward,” Moffitt says. “The technologies are reliable, and there is something very satisfying about knowing that your home is running in a way that is attuned to larger natural cycles.”
Consider the Known Conditions: Sun, Wind and Light
A few tools can help you make a smart decision about the orientation of your home.
Obtain a sun path diagram for your site’s location. This will help you determine the orientation of your home by giving a visual of where the sun travels in the sky throughout the day. Make note also of any obstructions surrounding the site (buildings, trees, telephone poles etc.) and potential obstructions (for instance, a vacant lot that could be developed) that might block potential passive solar gain. A wind rose notes the direction. Frequency of prevailing winds. The United States Department of Commerce has wind data collected from many airport locations, so you may be able to find one close to your site. This is key in determining the effectiveness of a windmill to help produce electricity.
It’s also important to be aware of your predominant sky conditions throughout the year: overcast, clear or partly cloudy. This will become useful knowledge when you’re determining how to light the home’s interior. By taking advantage of natural light, you can reduce your electrical load and your dependency on artificial illumination.
Did you know that an overcast sky is three times brighter at the zenith (the highest point in the sky dome) than at the horizon? If you live in a predominantly overcast area like the Pacific Northwest, this is the perfect environment to let in that bright light from above and maximize free illumination. In an area with predominantly clear skies, be aware of the placement of windows, so as not to have unwanted glare from direct sun.
Building Orientation
Based on the information you’ve collected about the site’s sun, wind and light, you can now make a meaningful decision regarding where the home will be located.
Both the shape and the construction of your home will greatly influence the heating and cooling requirements. For example, a building in a hot, arid climate experiences a large load from the sun in the summer. If the building is shaped in a way that reduces exposure to the sun - the glass is shaded by a large overhang and the walls are well insulated - the solar gain can be minimized and cooling requirements can be decreased, saving energy.
The best tip for minimizing energy consumption is to orient the home facing south (in the Northern Hemisphere) to capture solar gain in the winter and block solar gain in the summer, as shown in this plan for an off-grid home in Nova Scotia by Solterre Design.
Building Envelope
Remember the last time you were wrapped up in a wool blanket? It was just a simple layer between you and the ambient temperature of the room, but it worked to keep you warm. The building envelope acts in much the same way a blanket does. Depending on the insulation and system used, the building envelope helps to keep the interior temperature at the level you desire. And it works whether you want the house to be warm on a cold winter night or cool on hot summer day. If there are holes in your wool blanket, the outside air will easily travel in. The larger the blanket, the more work it has to do maintaining the temperature differentials. Keep this in mind when you want to conserve energy.
According to Stephanie Horowitz, architect and managing director at ZeroEnergy Design, “every square foot you don’t build is energy saved. Scrutinizing the program. Being creative with space is key. Regardless of size, we make it a goal to design all homes to perform at least 50 percent better than code.”
Although the ZeroEnergy-designed house shown here is not off-grid, it illustrates some of the basic, low-tech solutions that form the foundation of off-grid design. These walls conceal a big reason for this home’s energy efficiency: a combination of spray-foam. Rigid-foam insulation; the two work in tandem to eliminate thermal bridging.
“Low-tech solutions such as continuous insulation and air sealing have a big impact on the energy efficiency of a home - especially in cold climates,” says Horowitz. “These systems don’t break. There is no maintenance. And they have been around for a really long time. A blower door test during construction can identify potential air leaks. Remedy them before construction concludes.
Earlier we stressed the importance of minimizing west-facing glass to reduce cooling loads. Yet the majority of the time, no site is perfect. What happens if the site has a spectacular west-facing view? It may even be the very reason you wanted to live there in the first place.
Though not off the grid, the home shown here still manages to be energy efficient while framing westerly views with walls of glass; the rest of the building envelope was constructed with a double stud frame and a continuous layer of foam insulation. This, together with a geothermal system and radiant heating, allows the overall home to be extremely energy efficient without sacrificing views.
Increasing the amount of insulation will lower the loads on your heating and cooling system. For this Colorado home, which is not off the grid but was designed using Passive House methods, the insulation package consists of R-100 for the roof, R-55 for the walls and R-50 for the floor. Thanks to that, the primary spaces can be heated using only a small gas fireplace.
Home insulation isn’t limited to the rigid-foam, batt and spray-foam products found at your local hardware store. Here, straw bales provide the home’s insulation. Straw bale R-values have been widely debated; different tests have found that they can range from R-20 to R-50. However, low costs and low environmental impact make it an intriguing option.
When will you know you have a superefficient building envelope? When the weather outside is beautiful to look at, but you’re glad you’re inside.
This off-grid Vermont cabin uses a hybrid insulation system to achieve energy efficiency. It has both a closed-cell spray-foam insulation and batt insulation. The home stays airtight and warm in the cold winters with help from a radiant floor heat system.
Remember the Basics
When beginning a project with the goal of off-grid or energy-efficient living in mind, always rely on building orientation and passive solar design to do the heavy lifting before leaning on mechanical and electrical systems. Understanding and responding to your site’s natural context will greatly influence how much energy your home uses.
Lower Cost, Less Controversy: Business Case Builds For Energy Efficiency™
Article content By Laurie Goering
OXFORD, England, Sept 11 (Thomson Reuters Foundation) - At the Rocky Mountain Institute’s offices in Colorado, each chair comes equipped with its own temperature control system.
Lower cost, less controversy: Business case builds for energy efficiency Back to video
In hot weather, sweating staff can switch on small fans in the chair’s back and seat to stay cool. On cold days, heaters similar to those built into car seats keep workers warm.
The individual controls are a way of helping the institute keep its building’s planet-warming emissions near zero by not heating or cooling it too much, while making employees happy.
Article content “If the room temperature is between 18 and 30 degrees Celsius (65-85F) you’ll still be comfortable to your individual requirements,” said Amory Lovins, co-founder of the sustainability institute and an evangelist for energy efficiency as the smartest way to beat global warming.
As the world seeks ways to hold the line on climate change, shifting away from fossil fuels and adopting renewable energy sources is crucial, scientists say.
That remains a challenging task, with about 80% of global energy use still coming from oil, gas and coal, said Cleo Verkuijl, a researcher at the Stockholm Environment Institute.
“We’re burning more fossil fuels than ever,” she said.
But making everything that uses energy - from buildings to cars and factories - much more efficient could bring huge emissions reductions, energy experts told a conference in the English city of Oxford this week on efforts to achieve “net zero” emissions by 2050.
Article content Better yet, it is often a politically palatable way of achieving that goal, they said.
Even the U.S. Department of Energy, under climate skeptic President Donald Trump, notes on its website that “energy efficiency is one of the easiest and most cost-effective ways to combat climate change.”
It also can “clean the air we breathe, improve the competitiveness of our businesses and reduce energy costs for consumers”, it said.
Britain’s parliamentary committee on business, energy and industrial strategy in July similarly called energy efficiency improvements “by far the cheapest way of cutting our emissions” and “a key plank of any credible strategy to deliver net zero by 2050”.
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In the United States, improvements in energy efficiency mean energy use has risen at only 43% of the rate the economy has grown since 1975, Lovins said.
Article content But far more could be done to consume energy in a smarter way, he said - and win over more people to deep emissions cuts at the same time.
For instance, some builders of highly efficient houses in U.S. states from Montana to Illinois have offered to pay utility bills buyers incur over a low baseline, such as $200 a year, for the first few years.
That has helped win business not just from clients worried about the climate but others keen on a guarantee of saving on their power bills while staying comfortable, Lovins said.
Countries such as France, meanwhile, use “feebate” systems to encourage the purchase of more efficient passenger cars.
Inefficient vehicles are slapped with an additional tax on purchase, used to provide rebates for buyers of greener cars.
Article content Often the biggest barrier to greater energy efficiency is business as usual, climate experts said.
Utility companies, for instance, sell units of energy - still largely fossil fuels in most countries - giving them few incentives to promote conservation that would cut their profit.
“Right now, the more efficient they are, the less money they make. That’s a big problem,” Lovins said.
But if energy providers could instead sell “comfort” - a promise to keep a home comfortable at a price per square meter - it would be in their interest to invest in clean energy and efficiency, he said.
Another part of the solution is rethinking design - not just making electric cars, but manufacturing them from much lighter but still strong carbon fiber, for example, to shrink the need for battery storage, he said.
With almost all efficiency improvements, “the business case works whether or not you care about climate change,” he www.iagenergy.com added. (Reporting by Laurie Goering //news.trust.org/climate)
What Does It Require And When?™
As you have probably seen in the news, New York City Council passed their own “Green New Deal” in late April that includes a number of environmentally focused initiatives. The piece of the “deal” that impacts building owners most directly, Intro 1253, is a complex law that creates carbon emissions limits for most buildings over 25,000 square feet and alternative compliance paths for certain types of buildings.
On May 18th Intro 1253 was passed into law as Local Law 97 of 2019.
This law, the most ambitious in the world to tackle emissions from existing buildings, impacts over 57,000 buildings across the city with the goal of reducing building-based emissions 40% by 2030 from a 2005 baseline.
What does it require and when?
Local Law 97 sets detailed requirements for two initial compliance periods: 2024-2029 and 2030-2034 and requires the City to clarify the requirements for future periods through 2050. Buildings over 25,000 gross square feet must meet annual whole-building carbon intensity limits during each compliance period based on building type or prorated for mixed-use buildings. Certain building types including city-owned buildings, affordable housing, hospitals and houses of worship will have alternative compliance options if they cannot hit the carbon intensity limits. To comply, building owners must submit an emissions intensity report stamped by a registered design professional every year starting in 2025 or pay substantial fines.
Carbon emissions intensity limits by building/space type
What happens if I don’t comply?
The City has set steep fines for buildings that do not comply. Buildings must pay $268 per metric ton that their carbon footprint exceeds the limit, annually. There are also fines for not submitting a report. For submitting a false report.
How does my building emit carbon?
At first glance many may ask how does a building even emit carbon dioxide? Does one need to bring some “carbon meter” to the building to measure carbon emissions. As most of you know, that is not how building-based carbon emissions are measured.
Carbon emissions, or the “carbon footprint” of a building is measured by totaling the carbon dioxide emitted into the atmosphere during the production of the energy that is consumed by a building to heat, cool, light and power the activities of its occupants. These emissions are typically the result of fuel combustion and can occur on-site as a result of an oil or gas boiler or off-site at a power plant that burns natural gas to generate electricity. The carbon emissions intensity limits set by Local Law 97 include onsite and offsite emissions in a single limit so reductions in lighting, heating, cooling and plug loads all contribute to reaching the goals. How do I measure my building’s carbon intensity. Know if it’s in compliance?
This is actually more complicated than you would think. The US EPA’s free Energy Star Portfolio Manager tool is a good place to start. All buildings over 25,000 square feet should have submitted their Energy Star Benchmarking data to the City by May 1, 2019 for Local Law 84 compliance. Energy Star Portfolio Manager, the tool required by the City for building owners to store and submit energy data for LL84, is able to convert a building’s energy use into carbon emissions. However, it should be noted that the emissions displayed in Energy Star is slightly different from how it will be measured by Local Law 97, but it is a good starting place to see how your building compares to the 2024 and 2030 limits. Just make sure you are using the same units. Energy Star typically displays emissions in kilograms of carbon dioxide equivalent (KgCO2e). The law lists the limits in metric tons of carbon dioxide equivalent (mtCO2e).
Once you’ve found your total carbon emissions in Portfolio Manager, you’ll need to calculate your carbon emissions limit to find out if you comply or not. To calculate your emissions limit, find your type of building in the table above and multiply the limit by the gross square footage of your building. This is the carbon emissions limit for each compliance period. If your total is higher than the limit, you are not in compliance. To calculate your annual fine, first convert your building’s carbon footprint from Kg to metric tons by dividing by 1,000, then multiply the difference between the limit and your actual carbon footprint by $268. If this sounds too complicated, call an expert like CodeGreen for help.
How does this impact a typical commercial building?
The 2024 and 2030 emissions intensity limits were set to impact the worst 20% and worst 75% of carbon emitters respectively, so statistically, an average building will meet the initial 2024 requirements, but will need to reduce emissions to meet the more stringent 2030 limits. But that doesn’t mean that building owners can sit back and do nothing for ten years. Identifying and implementing energy upgrades is a multi-year process, and even if you plan to sell the building before 2030, buyers will start to bake in the costs associated with meeting the emissions limits, so building owners should start planning for compliance now. How do I reduce my carbon emissions. Prepare for compliance?
While there are still a number of details to be worked out within the law, all buildings should start developing long-term energy and carbon reduction strategies today to meet or exceed the emissions performance targets. This process takes time and to be successful, requires input from numerous stakeholders including internal and external experts, tenants, building operations, ownership and management.
A proper energy and carbon management plan should evaluate all potential energy and carbon reduction initiatives in the near, medium, and long term:
• Base building HVAC
• Common area lighting
• Sensors and controls
• Tenant lighting, plug loads energy audits for commercial buildings and HVAC
• Retail and ground-floor tenants
• Operator and occupant training
If you are completing or recently completed your Local Law 87 energy audits, that can be a good place to start. If you haven’t started Local Law 87 yet, ask your provider to consider longer-term energy savings strategies in their analysis even if it expands the scope or cost of the energy audit. It’s worth it since your LL87 provider will already be analyzing your systems looking for energy saving opportunities.
What about my tenants? They represent at least 50% of my building’s energy use? Tenant energy consumption plays a big role in overall energy use. Therefore also represents a huge opportunity for savings. Reducing your building’s overall energy. Carbon intensity will not be possible without collaboration with your tenants. Meet with tenants to discuss energy efficiency when they are moving in and building out their spaces. Also meet with existing tenants to discuss energy upgrades that can be performed mid-lease that could lower their energy bills. NYSERDA has an incentive program, the Commercial Tenant Program, that will pay for some or all of the cost of identifying energy reduction opportunities in new and existing tenants’ spaces. CodeGreen is an approved vendor for the CTP. We’re happy to discuss providing these services to your tenants.
It seems like there are lot of details that still need to be worked out. Should I just wait until more info is released before doing anything?
Don’t wait. Especially if you’re above the 2024 limits. Building owners should get started now, at least with developing a plan. It is true that the City will be issuing rules and additional studies on their approach to carbon trading, peak demand, renewable energy credits and carbon offsets among other items, but none of these negate the value of reducing energy waste in your building. You don’t need to undertake massive projects right away, but you should engage a professional and start creating a long-term plan. If you have a responsible long-term energy/carbon reduction plan you will be able to fold in the various rules and adjustments as they are issued by the City, but many of these issues won’t be resolved until 2023, which is too long to wait if you need to make changes for 2024 compliance.
So get started now. Talk to your in-house engineer or call an expert like CodeGreen to help you develop a strategic compliance plan.
GBEE - Greener, Greater Buildings Plan - LL87 - How To Comply™
In order to comply with Local Law 87 (LL87), owners of covered buildings as designated by the Covered Buildings List must submit their Energy Efficiency Reports (EER) to the City by December 31 of the year they are due, once every ten years. To quickly view specific sections on this page, click on the section titles below.
EER Submission Guidance Compliance Deadlines Energy Auditors and Retro-commissioning Agents Filing Fees Deferrals, Extensions, and Amendments Exemptions Violations
EER Submission Guidance
How to File an Energy Efficiency Report Guide The Department of Buildings (DOB) provides a through How to File an Energy Efficiency Report Guide (in PDF) on LL87 compliance that includes detailed information about LL87, the Energy Audit and Retro-commissioning Data Collection Tools, the Professional Certification Forms, how to defer filing, and how to apply for an extension.
Compliance Checklist & User's Guide Urban Green Council, the New York Chapter of the U.S. Green Building Council, offers a comprehensive LL87 Audits & Retro-commissioning Compliance Checklist & User's Guide (in PDF).
Additional Resources For more information, click on the following links:
DOB LL87 web page DOB LL87 FAQs LL87 Outreach and Training
Energy Audits and Retro-commissioning Compliance Deadlines Starting with calendar year 2013, the first EERs for covered buildings will be due in the calendar year with a final digit that is the same as the last digit of the building's tax block number, as illustrated in the chart below. The building's energy audit and retro-commissioning work must be completed prior to filing the EER.
Year first EER is due
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
Last digit of tax block number
3
4
5
6
7
8
9
0
2
Please note that all covered buildings with "5" as the last digit of their tax block number must comply with LL87 by December 31, 2015.
Early Compliance Please note that the early compliance option ended on December 31, 2013, and is no longer available.
Energy Auditors and Retro-commissioning Agents An individual performing or supervising work necessary to conduct the energy audit and retro-commissioning must be:
- a registered architect or licensed professional engineer in New York State with appropriate audit or retro-commissioning qualifications, or - a DOB registered energy auditor or retro-commissioning agent with approved training
A list of approved training certifications is available on the LL87 Outreach and Training page. To register, please visit DOB's LL87 webpage.
Filing Fees In addition to the EER, a filing fee must be paid to fully comply with LL87. Once the EER is received, DOB will email instructions on how to make a payment.
Initial Filing
$375
Extension Request
$155
Amendment
$145
Registration and renewal fees are also required for DOB registered energy auditors and retro-commissioning agents (this does not include registered architects and licensed professional engineers). An individual registering as both an energy auditor. A retro-commissioning agent must submit fees for both designations.
Registration
$200
Renewal
$90
Deferrals, Extensions, and Amendments
Deferrals An owner may apply for a ten year deferral if all base building systems comply with the NYC Energy Conservation Code (NYCECC), and the building:
- is less than ten years old, or - has undergone substantial rehabilitation within the ten year period prior to the year that the EER is due
To conduct an energy analysis to demonstrate compliance with NYCECC, please review the DOB Energy Analysis How to Guide (in PDF). More information on NYCECC is available on the Local Law 85 page. The deferral form below must be filed and emailed to LL87@buildings.nyc.gov by December 31 of the year in which the report is due. Proof of compliance with NYCECC must be provided. For more information, please review the Professional Statement (in PDF).
Application to Defer Filing on an Energy Efficiency Report (EER1) (in PDF)
Extensions An owner may also apply for an extension to file an EER if the deadline cannot be met:
- despite documented good faith efforts, or - due to financial hardship of the building
The extension form below must be filed and emailed to LL87@buildings.nyc.gov by October 1 of the year in which the report is due, and by October 1 of every subsequent year for which an extension is requested. The extension request fee is $155.
Application for Extension of Time to File Energy Efficiency Report (EER2) (in PDF)
Amendments If DOB request an owner to amend a submitted EER, the owner must submit a revised EER with the professional certification forms indicating that the filing is an amendment, and pay an amendment fee of $145. There is no separate application.
Exemptions Buildings classified as Class 1 pursuant to Subdivision 1802 of the Real Property Tax Law of New York State (one to three family dwellings that are not condominiums or one to three family condos of three stories or less) are not on the covered buildings list, and do not have to comply. The building classification is indicated on the Department of Finance (DOF) tax bill. Covered buildings may be eligible for an exemption from compliance if they are experiencing substantial financial hardship, as defined by the law.
No energy audit is required for buildings that have either:
- Earned a U.S. Environmental Protection Agency (EPA) ENERGY STAR® certification for at least two of the three years prior to filing the EER, - Earned the Leadership in Energy and Environmental Design (LEED®) for Existing Buildings certification within four years prior to filing the EER, or - Simple buildings (without central cooling or chilled water systems) that complete six out of seven “simple retrofits”:
1. Individual heating controls 2. Common area and exterior lighting in compliance with the NYCECC 3. Low flow fixtures 4. Insulated pipes 5. Insulated hot water tanks 6. Front-loading washing machines 7. Cool roofs
No retro-commissioning is required for buildings that have:
- been certified under the LEED® for Existing Buildings rating system within two years prior to filing the EER, and - have earned both LEED® points for Existing Building Commissioning - Analysis (page 37; in PDF), and Existing Building Commissioning - Implementation (page 39; in PDF)
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Violations The City is authorized to issue a violation for any listed building that has not filed an EER by December 31 of www.iagenergy.com the year in which the EER is due. Failure to file by December 31 will result in a Class 2 violation and a penalty of $3,000 for the first year. Continued failure to file will result in additional violations on an annual basis of $5,000 for each subsequent year. The City will not accept outstanding EERs until penalties are paid in full. More information is available on DOB's LL87 web page.
Home Energy Audits - What Why & Is It Right For You?™
More and more people nowadays are hearing about the benefits of getting an Energy Audit for their home. It seems the more publicity Energy Audits get though, the more difficult it becomes to figure out what an Energy Audit is, why the price ranges from Free to $800, and who's qualified to complete one. Let's try to address the What and Why of Energy Audits, and help you to determine if an Energy Audit is right for you.
First, what is an Energy Audit? Depending on who you talk to, you'll get a wide range of answers to this seemingly simple question. At its core, an Energy Audit is a diagnostic of your home to assess your home's overall energy performance - effectively how your home produces, uses and loses energy. Much like the difference between a brief check-up at your doctor's office versus a thorough physical examination, a home Energy Audit can vary in its thoroughness. In our view, there are some key components that should be included with any Energy Audit that we'll discuss below.
Blower Door Test
A blower door test analyzes how well sealed and insulated a home is. It is the most time consuming, labor intensive and, therefore, the most expensive part of an Energy Audit. That said, without it, you're really only making an educated guess. In a blower door test, an industrial size fan is attached to the front door and sucks air out of the home. In places that lack insulation or where there are holes in the home envelope, air from outside will be sucked into the home. Based upon the amount of air that enters the home from outside, you can accurately measure how well sealed and insulated the home is.
Infrared Imaging
Combined with the blower door test, infrared imaging is the best way to pinpoint specific gaps in your home envelope and insulation. The infrared camera displays differences in surface temperature. So as air from outside is sucked into the home during the blower door test, the camera can be used to find problem areas by showing the change in temperature.
Insulation Inspection
During an Energy Audit, the amount, quality and age of the insulation should be inspected with the primary focus being insulation energy audits for commercial buildings in the attic and basement/crawlspace.
HVAC Inspection
Heating and cooling costs can often be eliminated by fixing simple maintenance issues associated with the furnace or central AC unit. For units that are 15 years or older, it often makes sense to replace the unit completely. The Energy Auditor should recommend any maintenance that is needed or, when necessary, recommend that the unit be replaced.
Duct Air Flow and Leakage Assessment
Ducts and vents should be inspected to find any leaks or damaged sections. The ability of your HVAC equipment to efficiently and safely heat or cool your home is directly linked to your homes' ducts and vents. The two should always be inspected together.
During most energy audits, the efficiency of the appliances, lighting, and showerheads should also be examined. Upgrades made within these categories generate significant energy savings, although armed with the right information, most homeowners can make an informed decision on these items without an Energy Audit.
There are other inspections that can be offered with an Energy Audit, such as Indoor Air Pollution tests, which can address specific health and safety concerns. In terms of costs, these add-ons can cause the price tag to jump into the $800 range. The other end of the spectrum is free or discounted energy audits often offered by your Utility. These usually only include a brief walk-through that addresses the "low-hanging fruit" such as switching to CFL light bulbs. Very rarely do they include any examination of the home envelope, insulation, ducts or HVAC equipment. These walk-throughs are a great first step, but they should not be categorized as a complete Energy Audit. For most homes, the primary purpose of an Energy Audit should be to address the main points listed above, which should cost around $300-$400. At Energy Results, we're currently offering a discounted rate of $199 for a complete Professional Energy Audit. If you're interested, please contact us today (866-471-4885).
The last question to answer is who's qualified to conduct an Energy Audit. In general, our recommendation is to make sure any auditor is either BPI and/or RESNETcertified. If they have either of those certifications, the auditor should be qualified and well-trained.
An Energy Audit should be seen as a thorough health checkup for your home. It's a minimal upfront cost to find and fix small issues that can develop into costly long term bills and home-comfort issues. Just like a health checkup, an Energy Audit should inspect all the main interacting parts and make a diagnosis based on the home as a system, much the same way a doctor views the body as an interconnected system. So get a check-up for the health of your home, it could save you money, improve the comfort of your home, and make your home more environmentally friendly.
Local Law 152: Your Questions Answered About Periodic Gas Piping Inspections - Calray Boilers™
If you are a property manager in New York City, you have no doubt heard about Local Law 152 pertaining to the periodic gas piping inspections. However, some new property owners and superintendents, as well as new building staff, may not be completely familiar with the law. Here are answers to some common questions, along with links to more detailed information, so you can ensure your building is in compliance.
Where, when, and what
Local Law 152 was created in 2016. However, it required an update from the New York Department of Buildings in the fall of 2019 before it could be implemented in January 2020. As of that date, many properties in New York City are required to undergo periodic inspection of their gas piping.
This law affects many properties in New York City. Buildings of two families or less (class R-3) are exempt. But, every other property, both commercial and residential, must have its gas piping inspected at routine intervals.
The inspection must be performed by appropriate professionals (see below) at least every four years according to the schedule in the update that sorts properties by community district. For 2020, inspections for buildings located in community districts 1, 3 and 10 are required. After the initial rotation has been completed, you must file an inspection report by December 31st every fourth calendar year.
Why is Local Law 152 important?
Safety and compliance
Local Law 152 protects a variety of parties affected by the inspections. Having safe gas piping in your buildings significantly reduces the risk of gas explosions and fires. This then protects tenants, building workers, and neighboring properties. Recent gas explosions in NYC and around other municipalities have shown how devastating the effects of gas hazards and unsafe piping can be.
Furthermore, Local Law 152 protects you as a building owner or property manager. When you keep your gas piping functioning properly, not only are you and your tenants safeguarded from gas accidents. You also reduce the likelihood of financial losses from property damage or lawsuits.
Failure to file an inspection certification can result in a $10,000 civil fine.
What Happens During This Inspection?
The Local Law 152 inspection process starts with three initial steps. First, schedule an inspection with Calray Gas Heat Corp.
During this inspection, all exposed gas piping from the point of entry throughout the building will be inspected. Gas piping within private spaces is exempt. Areas to be inspected include, but are not limited to:
Gas meter stations Public hallways, stairwells, and general public spaces Mechanical and boiler rooms The roof
We will use a portable combustible gas detection device to monitor the gas concentration in the air surrounding the gas piping systems. A gas leak is defined as having at least 0.1% of gas detected in the air. Additionally, our trained inspector will be visually looking for illegal gas connections and a variety of unsafe conditions.
Within 30 days of the inspection, we will submit to the building owner a Gas Piping Periodic Inspection Report (GPS1) showing the written results of the inspection. Additionally, we will provide to the Owner the Gas Piping System Periodic Inspection Certification (GPS2). Within 60 days of the inspection, the building owner must submit this Gas Piping System Periodic Inspection Certification (GPS2) to the Department of Buildings (DOB). This form is signed and sealed by us as the licensed master plumber and the inspector.
You can submit the GPS2 certification through the dedicated DOB portal online. There is no fee for this, nor is there a login required. But, you must include the report from us.
What happens if something unsafe is discovered in your building?
Taking corrective action
If there are negative findings during your inspection, meaning there are conditions that require correction, you have 120 days to submit a new certification. In these cases, a proposal will be submitted to Management for the necessary corrections. Once repairs are completed, we will sign and seal a new certification for DOB submission.
There may be situations where major repairs are necessary to correct a problem with your building’s gas piping system. And, these repairs may take longer than the normal 120 days. In that instance, you have 180 days to perform the appropriate repairs. This is provided that your LMP indicated additional time was needed for corrections when filling out the initial GPS1 inspection report. Therefore, it’s essential that you communicate clearly with your LMP after the inspection to discuss a timeline for remedying any conditions that need fixing.
What else should you know about Local Law 152?
Final tips
There are a couple of other things you should keep in mind about Local Law 152:
If you’re not sure which district your building is in order to learn of your inspection schedule, you can look it up online with the city. Building owners must keep all Local Law 152 reports. Certifications on file for 10 years. There is no air pressure test or interruption of service with your inspection, so tenants will not be inconvenienced. If you have no gas piping in your building, you need to file a certification every four years from a registered design professional indicating that there is no gas piping to inspect pursuant to Local Law 152. If anyone in the building finds an active gas leak or any other hazardous condition that poses an immediate danger, do not wait to take action. If necessary, such as in the case of a suspected gas leak, evacuate the building and dial 911 for first responders. Do not use any electronic devices, including your cell phone or light switches, in the area of a gas leak.
Who can conduct a gas piping inspection?
Licensed master plumbers (LMP)
Remember, only a licensed master plumber, or a person who meets select qualifications working under the supervision of an LMP, can conduct a piping inspection for Local Law 97 certified consultants Local Law 152.
To learn more about Local Law 152 or to schedule your building inspection, reach out to Calray Gas Heat Corp via our online form. Or, call us at 212-722-5506. We’re happy to inspect your buildings. Don’t risk being out of compliance with Local Law 152. Get in touch today.
Local Law 87 (LL87) Bench Marking Greater Buildings Plan Energy Audit™
Do you know your number? It could be your year of the EER
No matter what industry you are in, there is a push for energy efficiency. It’s no different when it comes to building maintenance, even in a city as old as New York. A few months ago we mentioned how New York City is leading the nation when it comes to energy efficiency. One of the things helping this positive change is the Department of Buildings. The DOB has a long list of Local Laws, and among them is Local Law 87 of 2009 (LL87). So let’s say you’re a building owner. What is Local Law 87. What does it mean to you?
As part of the Greener, Greater Buildings Plan (GGBP), LL87 requires large building owners to submit an Energy Efficiency Report (EER) every ten years. Covered buildings, those that are required to comply with LL87, are those over 50,000 square feet, and single lots with two or more buildings larger than 100,000 square feet.
If you own a big building that falls within these categories, you should expect to file an EER once a decade and pay close attention to your tax block number. The year in which you have to comply with LL87 is determined by the last digit of that tax block number. For example, if the number ends in “7” you have until December 31st, 2017 (and once every ten years after that) to file the EER. If that number is “8” then it’s 2018, and so on and so forth.
Okay, so you have until December 31st to file your EER. What exactly is that?
The main components of the EER are the Data Collection Tools, and the Professional Certification forms, EERC1 and EERC2. The former is for the energy audit component, the latter for retro-commissioning. The energy audit is a survey and analysis of energy use in a building to identify ways to reduce energy consumption without compromising normal operations. Retro-commissioning is the process of ensuring that energy systems are correctly installed and functional.
The Professional Certification Forms are signed by the Registered Design Professional (RDP) or Approved Agent who conducts the energy audit and retro-commissioning, as well as by you, building’s owner. The forms require the seal of the RDP and a signed and dated statement from you including basic information and indicating owner type. The accompanying Data Collection Tools for the EER can be done by you without the RDP. With two separate tools for the energy audit and retro-commissioning, they both contain similar fields for information on the building certified energy auditor and the team conducting the survey, and more specific fields for each respective survey. Together all these forms complete the EER, which can then be e-filed with the Department of Buildings. Once the DOB receives the EER, an email will be sent to you with instructions on how to pay the $375 filing fee.
Now, there are exemptions when it comes to LL87. One to three family dwellings that are not condominiums, or are condos of three stories or less do not have to comply. Covered buildings may be exempt from a either the energy audit or retro-commissioning if certain criteria is met. At this point you are probably relieved you only have to do this once every ten years. While it seems like a lot, it isn’t anything S&M Expediting can’t handle. Let’s talk about getting your EER filed or help you take action in any of these following ways.
If you are not exempt from filing an EER and are unable to meet the December 31st deadline, you can file for a deferral or extension. A ten year deferral may be an option for you if the base building systems comply with the NYC Energy Conservation Code, and if the building is less than ten years old or has undergone a substantial rehabilitation in the ten years prior to the year the EER is due. To file for a deferral, you use the EER1 Application and file it with the DOB. If you can’t meet the deadline due to financial hardship of the building or are unable to meet it despite documented efforts, you can file an EER2 by October 1st of the due year, and every October afterward for which an extension is requested. Accompanying the EER2 is a fee of $155 for the extension.
In the event of the DOB requests you to amend a submitted EER, you will have to submit a revised EER, indicating on the EERC1 and EERC2 that the filing is an amendment. You would also be subject to an amendment fee of $145.
Rather than run the risk of needing to pay for an amendment for a misfiled EER, or even worse, face a Class 2 violation and a penalty of $3000 for the first year (or $5000 for subsequent years) for not filing at all, let S&M save you the headache and get it done for you. Reach out to us and have your EER done by expediters who understand the forms and do the hard work for you.
Energy Audit: Where Exactly To Invest And Ramp Up Your Home’s Efficiency™
Article content Building envelope People want a “one-size-fits-all solution and that doesn’t exist,” says Christopher Straka, principal with Ottawa’s Vert Design, a residential and commercial planning, design and development firm. Straka’s company designed Canada’s first certified passive home, which uses about one-tenth the energy for heating and cooling that a conventional Canadian house does.
Energy Audit: Where exactly to invest and ramp up your home’s efficiency Back to video
Every home has its own energy strengths and weaknesses, he explains, based on age, construction and other factors. Only an energy audit can pinpoint your individual energy issues.
Mr. Straka says that unless you’re building a custom home and can orient it for free heating from solar gain, your best bet is still tightening up the building’s envelope: caulking and weatherstripping to reduce leakage, adding insulation, and better windows and doors.
Article content Plugging air leaks and topping up insulation can save over $400 a year, according to energy provider Direct Energy. Upgrading insulation in a 1,200-square-foot attic costs about $1,200.
For insulation, anything less than R12 in the walls and basement, R20 for exposed floors and cathedral ceilings and R40 in the attic calls for upgrading, says Ross Elliott of Ottawa’s Homesol Building Solutions and a veteran home energy auditor and energy designer. “Going from R10 to R20 gives you the biggest boost: it’s the first few inches that are most important.” After that, the law of diminishing returns sets in.
Adding rigid Styrofoam to the outside walls can bridge thermal gaps, which are heat leaks where the fibreglass insulation is interrupted by studs, although you may need to remove the exterior cladding to do so.
Article content If you are replacing windows, opt for triple-glazed with low-E coatings and argon between the panes, Mr. Elliott says. They cost between 20% and 30% more but greater comfort and resale value are among the benefits.
Monster in the basement After the building envelope comes mechanical systems.
A high-efficiency furnace costs $3,000 to $6,000 installed, but can shave more than $500 a year on heating bills if your current furnace is more than 20 years old, according to Direct Energy.
Natural Resources Canada’s Home Heating System Cost Calculator (oee.nrcan.gc.ca) lets you compare your existing system to other heating systems and fuel sources.
An aging air conditioning system can also suck up energy dollars.
Switching from a standard hot water system to a tankless (on-demand) type can slash $150 or more from annual costs for a family of four. It costs about $3,000 installed.
Article content Mr. Elliott suggests checking out condensing hot water heaters, which capture heat from burned gases for reuse, achieving more than 90% efficiency in the process.
He also ranks a heat recovery ventilator or other ventilation system as an essential investment for humidity control and healthy indoor air.
Despite the range of upgrade possibilities, “the answers aren’t that complicated,” Mr. Straka says.
“It’s a matter of looking at three or four different options and then reshuffling your deck of cards till you get what you want.”
Coincidentally, a recent study by the United States’ Shelton Group, a U.S.-based advertising agency specializing in green products and services, found the average homeowner needs to make about four improvements in energy efficiency for bills to drop.
Article content If you are planning to retrofit your home or are considering buying a resale home, NR-Can and Canada Mortgage and Housing Corp. have produced fact sheets that include recommended upgrades for 11 housing types in five regions of Canada: cmhc-schl.gc.ca/en/co/renoho/reensa/reensa-001.cfm.
Other useful publications Planning Energy Efficiency Renovations for Your Home (oee.nrcan.gc.ca/residential/personal/retrofit-homes/planning/index.cfm?attr4) covers products, hiring contractors and the like. Keeping the Heat In (oee.nrcan.gc.ca) includes advice on how to retrofit.
Emerging technologies The National Research Council and NRCan are studying a raft of new energy-efficiency products including ultra-efficient Vacuum Insulated Panels (VIPs) with R values about five times that of conventional insulation.
Article content Other items on the test bench include mini-split heat pumps for heating and cooling. Unlike standard air-source heat pumps, which are only effective to about - 5 C, these will produce heat at - 20 C or colder.
NRCan and CMHC also recommend old-school technology such as awnings and roll shutters for south- and west-facing windows as an effective way to cut cooling costs.
And, as we all know, turning down the thermostat in the winter and turning it up during air conditioning season can save a bundle.
Energy-gobbling gizmos
hinkstock/Getty ImagesThe culprits? Everything from energy-gobbling appliances, like old beer fridges, to our bottomless appetite for more electronic devices in our homes. Many of those devices also have “always-on” features like clocks and instant-on capability that suck up power 24/7, accounting for five to 10 per cent of the power consumed in a typical Canadian home, according to NRCan.
Article content Among the biggest energy wasters are charging stations for cellphones and the like, says Hydro Ottawa spokeswoman Linda Bruce. “People plug them in and go to bed, but they keep drawing power all night.” Since it only takes three or four hours to charge a device, she suggests using a timed power bar ($24.99 at Canadian Tire) to cut power to the charging station entirely.
For more energy saving ideas, visit Ontario Power Authority’s site at saveonenergy.ca.
Also, check out NRCan’s online calculator for energy consumption by appliances (oee.nrcan.gc.ca).
Using Hydro Ottawa’s current electricity rates, the calculator shows, for example, a saving of more than $700 over 14 years by switching from a mid-to a high-efficiency clothes washer and using it during off-peak hours (7 p.m. to 7 a.m.).
Article content Even with the higher cost of an ultra-efficient appliance, rising electricity rates will mean increased savings. You’ll also use less water.
How to save Yes, little things do add up to big things when it comes to energy conservation. Here are some little energy-saving tips.
• Electronic devices continue to consume “phantom” or standby power even when not being used, adding 5% to 10% to your energy bill. Culprits include televisions and home theatre systems, computers (including monitors and printers), cellphone and other chargers and game consoles.
Solution: Plug the devices into power bars so you can cut the electricity supply when it’s not needed.
• Set-top boxes that bring cable and other services to your television are among the worst phantom power hogs. Depending on the number and configuration, they can consume more power than a central air conditioning system, according to a detailed New York Times article.
Article content They often can’t be unplugged because they take forever to reboot. Look for Energy Star models with the lowest phantom power consumption and minimize the number you own.
• When using a dishwasher, Ontario Power Authority certified energy auditor suggests air drying your dishes, using the air-dry setting (or energy saver) option, or just leaving the door open. Visit saveonenergy.ca for more tips.
• Think twice before you buy a digital picture frame, or at least either unplug it when no one’s home or put it on a power bar with a timer.
The Electric Power Research Institute, a non-profit research group, estimates that if every household in America ran one digital picture frame around the clock, five additional power plants would be needed to operate them.
Article content • Air conditioners are among a home’s biggest energy hogs and units from the 1970s can use up to 50% more power than today’s models, according to the United States Department of Energy. Even 10-year-old systems can be 20% to 40% less efficient than new models. Look for Energy Star-certified units. As well, shade the condenser from the sun and keep it free from leaves and other debris to achieve maximum efficiency.
• Cut heating costs up to 5% by changing furnace filters every one to three months.
You know that old beer fridge may be wasting up to $125 a year in electricity. You also know that Ontario Power Authority will haul it away for free. But did you realize that dirty coils on the back or bottom of your fridge or freezer make it work harder? Vacuum them every couple of months, more often if you have a pet that sheds hair.
Check the seal on your refrigerator or freezer. Close the door on a piece of paper. If you can pull the paper out easily, replace the gasket.
• To maximize the life of CFL bulbs, leave them on at least 15 minutes, but then turn them off when you leave the room.
Contrary to what you may have heard, re-energizing bulbs uses minimal electricity.
For a guide to buying CFL bulbs, which is as complicated as choosing wine, see hydroottawa.com/residential/ saveonenergy/tips-andtools/lighting.
• Going on vacation? Consider un-plugging your refrigerator. Using timers on your indoor lights.
Draft Local Content Law Proposes Guyanese Participation In 152 Oil Sector Services - Kaieteur News™
Kaieteur News - The Government’s Draft Local Content Legislation is proposing to have Guyanese participate in 152 oil sector services so as to ensure maximum participation across the industry. In the document perused by Kaieteur News, it was noted that oil companies as well as their subcontractors are expected to comply with the sliding scale targets for the respective sectors. Under Petroleum Agreements, the government is proposing that oil companies in the upstream sector ensure 10 percent of their management staff is Guyanese at start up with an increase of 20 percent in three years, followed by 25 percent in five years and 45 percent in 10 years. For supervisory staff, oil companies in the upstream industry are being asked to have 15 percent of their staff be Guyanese and have this increase to 65 percent in 10 year. All unskilled workers are proposed to be 100 percent from start up to a period of 10 years. For oil companies in the Midstream and Downstream industries, they are expected to have management staff of locals accounting for 20 percent at start up and climbing to 50 percent in 10 years. Here again, all unskilled workers for Midstream and Downstream services are expected to be 100 percent Guyanese. With respect to Front End Engineering and Design (FEED) services at onshore facilities, the draft legislation proposes to have Guyanese supply 20 percent of these services for companies starting up with this level being increased to 90 percent in 10 years. For FEED at Liquefied Natural Gas facilities, the document proposes locals supply 10 percent of the services at start up and increase to 90 percent in 10 years. As for FEED related to hull and topside modules, it is being proposed that locals supply 10 percent of the services at start up and ramp up to providing 95 percent of same in 10 years.
Some of the sliding scale local content levels being proposed in the draft Local Content Law.
With respect to the provision of materials such as steel plates, flat sheers, steel pipes, and low and high voltage cables for the oil sector the government wants Guyanese providing 100 percent of these to the oil sector in 10 years. In the area of well drilling services, the draft legislation notes that in 10 years time, Guyanese should be providing 90 to 95 percent of reservoir services, well completion services, production or drilling services, 3D seismic data acquisition, well overhauling or stimulation services, well head services, well crisis management services, With respect to health, safety and environmental services, the draft legislation is proposing to have 95 percent to 100 percent of the security, firefighting, electrical, equipment brokerage, vessel tank cleaning, catering, laundry, offshore medical and support, and industrial cleaning services be provided by Guyanese in 10 years. Other carve outs for locals include legislative drafting and legal consultancies being done 100 percent by Guyanese from now to the next 10 years and tax preparation, payroll support, accounting support being provided 100 percent from the time of start up to the next 10 years. Interestingly, within a six month period, the government wants the following services to be done 100 percent by Guyanese: transportation of goods and services, shipping and logistics services, accommodation services, conferencing facilities, rental of buildings and equipment, surveyors, environmental studies for development projects of each field such as for the FPSO and gas development project, environmental services, pipe weight coating, pipeline installation excluding welding and Non-Destructive Testing services, civil works, structural fabrication, waste management, warehousing facilities, construction services, cleaning services, and catering services. It should be noted that the draft legislation is still receiving feedback from the business community and the final version will be made public soon.
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Local Law 87 (LL87) Bench Marking Greater Buildings Plan Energy Audit™
Do you know your number? It could be your year of the EER
No matter what industry you are in, there is a push for energy efficiency. It’s no different when it comes to building maintenance, even in a city as old as New York. A few months ago we mentioned how New York City is leading the nation when it comes to energy efficiency. One of the things helping this positive change is the Department of Buildings. The DOB has a long list of Local Laws, and among them is Local Law 87 of 2009 (LL87). So let’s say you’re a building owner. What is Local Law 87. What does it mean to you?
As part of the Greener, Greater Buildings Plan (GGBP), LL87 requires large building owners to submit an Energy Efficiency Report (EER) every ten years. Covered buildings, those that are required to comply with LL87, are those over 50,000 square feet, and single lots with two or more buildings larger than 100,000 square feet.
If you own a big building that falls within these categories, you Energy audit services should expect to file an EER once a decade and pay close attention to your tax block number. The year in which you have to comply with LL87 is determined by the last digit of that tax block number. For example, if the number ends in “7” you have until December 31st, 2017 (and once every ten years after that) to file the EER. If that number is “8” then it’s 2018, and so on and so forth.
Okay, so you have until December 31st to file your EER. What exactly is that?
The main components of the EER are the Data Collection Tools, and the Professional Certification forms, EERC1 and EERC2. The former is for the energy audit component, the latter for retro-commissioning. The energy audit is a survey and analysis of energy use in a building to identify ways to reduce energy consumption without compromising normal operations. Retro-commissioning is the process of ensuring that energy systems are correctly installed and functional.
The Professional Certification Forms are signed by the Registered Design Professional (RDP) or Approved Agent who conducts the energy audit and retro-commissioning, as well as by you, building’s owner. The forms require the seal of the RDP and a signed and dated statement from you including basic information and indicating owner type. The accompanying Data Collection Tools for the EER can be done by you without the RDP. With two separate tools for the energy audit and retro-commissioning, they both contain similar fields for information on the building and the team conducting the survey, and more specific fields for each respective survey. Together all these forms complete the EER, which can then be e-filed with the Department of Buildings. Once the DOB receives the EER, an email will be sent to you with instructions on how to pay the $375 filing fee.
Now, there are exemptions when it comes to LL87. One to three family dwellings that are not condominiums, or are condos of three stories or less do not have to comply. Covered buildings may be exempt from a either the energy audit or retro-commissioning if certain criteria is met. At this point you are probably relieved you only have to do this once every ten years. While it seems like a lot, it isn’t anything S&M Expediting can’t handle. Let’s talk about getting your EER filed or help you take action in any of these following ways.
If you are not exempt from filing an EER and are unable to meet the December 31st deadline, you can file for a deferral or extension. A ten year deferral may be an option for you if the base building systems comply with the NYC Energy Conservation Code, and if the building is less than ten years old or has undergone a substantial rehabilitation in the ten years prior to the year the EER is due. To file for a deferral, you use the EER1 Application and file it with the DOB. If you can’t meet the deadline due to financial hardship of the building or are unable to meet it despite documented efforts, you can file an EER2 by October 1st of the due year, and every October afterward for which an extension is requested. Accompanying the EER2 is a fee of $155 for the extension.
In the event of the DOB requests you to amend a submitted EER, you will have to submit a revised EER, indicating on the EERC1 and EERC2 that the filing is an amendment. You would also be subject to an amendment fee of $145.
Rather than run the risk of needing to pay for an amendment for a misfiled EER, or even worse, face a Class 2 violation and a penalty of $3000 for the first year (or $5000 for subsequent years) for not filing at all, let S&M save you the headache and get it done for you. Reach out to us and have your EER done by expediters who understand the forms and do the hard work for you.
Mike Holmes: Here’s When Being Audited Is A Good Thing™
Article content If you could do a renovation on your home that cost you a fraction of its worth, one that continued to save you money as long as you owned your home, wouldn’t you do it? That’s what you can get with the eco-ENERGY Retrofit program.
Article content This program is offered through the federal government, which has increased the amount of grant money for energy-efficient renovation retrofits. There’s an extra $300-million being invested over the next two years. Most provinces - and now some even local governments - are stepping up as well to match the available money, dollar for dollar. For example, you can get up to $5,000 in federal and up to $5,000 in provincial rebates on work you’ve had done to improve the energy efficiency of your home.
Mike Holmes: Here’s when being audited is a good thing Back to video
The point of the eco-ENERGY retrofit grant is to get homeowners to do renovations that effectively reduce greenhouse gases and air pollution. It’s a great way to improve the energy efficiency of your home, reduce consumption and the impact on the environment. So you save money. Reduce your carbon footprint.
Article content The money is non-taxable and is available for upgrades on heating systems, ventilation, air conditioning, windows, doors and even toilets. You can replace old, inefficient furnace/AC or water heaters; improve insulation so your house isn’t leaking heat; replace drafty windows and doors.
One of my team members is taking advantage of it in a house he and his wife just bought. He’s changing over the toilets to three-litre flush, as well as upgrading his insulation. Each toilet he installs qualifies him for $65 from the federal government, and $65 matched from the provincial government. And, because he lives in the City of Toronto, he gets another $75 - that’s $130 rebate per toilet. (And, he’ll be saving money in water usage for More helpful hints years to come.
Article content To take advantage of it, you need to first have an energy audit or evaluation of your home by a certified auditor. The energy audit will show you where your home is losing energy through air leakage, drafts and areas of heat loss and where you can improve its performance. (But note that if you don’t have an energy audit BEFORE you do the upgrade, you will not qualify for the rebate.)
You can even get a rebate for some of the cost of the energy audit, as an incentive. And with some improvements, you have an incentive to do better than targets. For example, if you seal your house and do 20% better than the set target, you can get an additional $150. That’s in addition to the $300 you’re eligible for in the first place. You’d be crazy to not apply.
Article content And, that’s on top of what you’re going to be saving every year in heating and cooling or water and energy consumption costs!
The energy auditor uses the blower door test to measure the rate of air leakage in your home. An energy-efficient home will have very little air leakage. To do the test, all windows and doors are closed and an adjustable panel is fitted with a fan into one of the exterior doors. The fan is turned on, drawing air out so the interior house pressure is reduced. This allows exterior air to leak in through unsealed openings or cracks. The rate of that flow, or air infiltration, is measured; those calculations compute the energy-efficiency rating of your home.
Auditors will note the locations of leaks and give that information to the homeowner to do the repairs and upgrades.
Article content After the initial audit, you’ll get an evaluation report and a rating. Then, you can think about what kind of energy upgrades you want to do and what you can afford.
After the work has been done, make sure to get another evaluation to verify you’ve made the necessary improvements. This will prove you have a higher rating. The improvements you made have increased the energy efficiency of your home.
After your first audit, you have 18 months of complete some or all of the work, then book your post-retrofit audit. Then, you can apply to your provincial and federal - and in some cases, municipal - governments for the rebate.
You must make sure the work and the post-retrofit evaluation is done before the program ends (March 31, 2011). And of course, keep all proof of work done (work orders, receipts). You need documentation. The work will need to be verified during the final energy audit.
Article content You can do simple jobs to take advantage of the rebate; it doesn’t need to be very complicated. Replace a toilet or your furnace. Obviously, upgrading your insulation is a bigger job as it involves tearing out drywall and plaster and replacing it. Windows are a bigger job than doors since you have more of them.
Some fixes, such as caulking your windows are cheap. Some will cost a lot more, like buying new EnergyStar appliances or replacing your windows with EnergyStar-rated ones. But everything you do to improve the energy efficiency of your home will help.
For more information on home renovations, go to makeitright.ca.
Local Law 152: Updated Requirements For Boards And Buildings™
For more information on how to complete local law projects and funding them, download our Capital Improvements guide using the form below. Download Now Open Form
*As of November 2021, the New York City Council has extended Local Law 152 gas pipeline inspection deadlines for boards and building owners located in Community Districts 2, 5, 7, 13, and 18. Click here to read more.
On Dec. 18, the New York City Council voted to extend 2020 deadlines for building owners to complete gas pipeline inspections required by Local Law 152. The extension specifically effects buildings located in Community Districts 1, 3 and 10 in all boroughs which now have until June 30, 2021 to file inspections and certifications with the New York City Department of Buildings (DOB). Buildings located in Community Districts 2, 5, 7, 13 and 18 in all boroughs are still expected to file with the DOB by December 31, 2021, as originally required.
Despite this welcomed reprieve from the City Council, FirstService Residential recommends that buildings move forward with any previously scheduled inspections in the event nyc local law 97 covered buildings list of unforeseen violations or deficiencies in the building’s gas piping systems. A Brief History of Local Law 152
Local Law 152 was enacted in 2016 and is one component of a 10-piece legislative package designed to prevent dangerous gas leaks and pipeline explosions in New York City. The local laws cover inspection schedules, fines for non-compliance or existing hazardous conditions, the installation of combustible gas leak indicators or detection devices, and how building owners are expected to notify residents in the event of a gas leak among other requirements.
Local Law 152 requires the periodic inspection of gas piping systems of all buildings at least once every four years. For multifamily properties, this includes exposed gas piping outside and inside the building, in boiler rooms, in all amenity and common spaces, rooftop mechanical spaces and publicly-accessible areas. Owners of mixed-use residential properties with subcomponent spaces (i.e. retail, offices, community facilities, etc.) will also need to complete piping inspections in these areas of the building.
Initially, Local Law 152 filing deadlines were scheduled and organized by borough. In 2019, the filing deadlines were modified according to individual Community Districts in all boroughs.
As of November 2021, current deadlines are as follows:
What Does a Local Law 152 Inspection Entail?
All gas piping inspections must be completed by a New York City-Licensed Master Plumber (LMP) or a qualified individual working under the direct supervision of an LMP at least once every four years. Within 30 days of each inspection, the LMP must complete and deliver a Gas Piping System Periodic Inspection Report that details all results for the building owner or board to review. This report will include a list of conditions requiring correction, frayed or worn piping components that affect safe and reliable operation, non-code compliant installations or illegal connections, the detection of combustible gas and any other conditions determined to be unsafe by the LMP. The LMP will also verify that portable combustible gas indicators. Detection devices are present in the building. Click here for a list of acceptable devices approved by the New York State Department of Public Service.
No later than 60 days following a building’s inspection date, the building owner must submit the inspection report to the DOB. Any reports submitted more than 60 days after the inspection date will require a new inspection. Failure to submit a certified inspection will result in a $10,000 fine. All inspection reports and certifications must be kept on file for 10 years and be made available to the DOB upon request. Unsafe or Hazardous Conditions
If the LMP determines existing conditions to be hazardous or unsafe, an immediate notification must be delivered to the building owner, the utility providing gas service to the building, and to the DOB. Upon notification, corrective action must begin immediately and in compliance with New York City Construction Codes, including procurement of all required work permits.
Examples of unsafe/hazardous conditions include: - the detection of combustible gas in surrounding air - evidence of illegal connections or non-code compliant installations - excessive piping corrosion or cracks - any immediate hazard requiring the operator to shut off the gas and lock the meter
Deficient Conditions
In the event that deficient, but not immediately unsafe or hazardous, conditions are identified by the LMP, the building has up to 120 days to correct all deficient conditions, complete another round of inspections to certify any repairs, and file the inspection reports with the DOB. If additional time is needed to correct deficient condition, a building owner can petition the DOB for a 60-day extension. Buildings Exempt from Gas Piping Inspections
Buildings that do not have gas piping are required to certify existing conditions by a registered architect or a professional engineer. The certification must then be filed with the DOB and is subject to the same inspection deadlines as buildings with gas piping systems in the same Community District. Building owners are also required to keep the certifications on file for 10 years. Make them available to the DOB upon request. Failure to file an inspection certification before the applicable due date may result in a civil penalty of $10,000.
Buildings that are classified as Residential Group R-3 are generally exempt from these requirements dependent on the number of rooms or occupants within the property. To verify the classification of your property, refer to the building’s Certificate of Occupancy.
Exemptions are also in place for newly completed buildings that have already certified gas piping inspections. In accordance with the local law, initial inspections for new buildings must be conducted in the tenth year following the issuance of a certificate of occupancy or an official letter of completion from the DOB. FirstService Residential is here to help boards. Building owners comply with Local Law 152. This includes the retention of qualified contractors and inspectors, the completion of DOB filings on-time or ahead of schedule and access to a library of educational resources to help our managed properties plan, finance and complete any necessary capital improvements.
Indoor Air Quality And Radon Levels Should Be On Home Inspection Lists™
The air inside your home plays a huge role in the way you. The rest of your family feel on a day-to-day basis.
Article content Most of us worry about the air quality outside. We have smog advisories, air quality alerts, and it seems like every day I see something in the news about pollution or gas emissions.
Indoor air quality and radon levels should be on home inspection lists Back to video
But you want to know the hard facts? The air inside your home can be two to five times more polluted than the air outside. In some cases, it’s 100 times worse!
We are constantly exposed to pollution, toxins, pesticides, gases - even radon. Most of the time, these things nyc local law 97 covered buildings list get diluted into the outside air. But they can also find their way into our homes through tiny cracks in foundation walls and floors, through unfinished floors, windows, sumps, vents or gaps around pipes and drains.
The problem is that when these pollutants get into our homes and can’t escape, they will start to accumulate. In high concentrations, radon and other toxins can be big health risks.
Article content Radon is a radioactive gas that comes from uranium in the ground. Uranium is everywhere, and when uranium starts to break down it creates a gas known as radon. The more uranium there is, the more radon there is. So chances are there are higher radon levels in areas where uranium is mined.
According to Health Canada, radon is linked to about 16% of all lung cancer deaths in Canada. That makes radon the second leading cause of lung cancer after smoking.
But even minor symptoms like headaches, feeling unusually tired, itching or burning eyes, irritated skin, nasal congestion, a dry throat or nausea could be due to your home’s indoor air quality.
If you or anyone else in your home deals with these kinds of symptoms on a regular basis, the air inside your home might be making you sick.
Article content Even the materials we use to build a house can lead to poor indoor air quality, such as VOCs (volatile organic compounds) in paint and kitchen cabinets, or the adhesives and glues in carpeting and flooring. Some granite countertops have been known to emit radon, too. It makes sense since granite comes from the ground, where there’s also uranium.
The good news is that more home inspection providers are starting to offer IAQ (indoor air quality) and radon inspections.
They’ll go through your entire house and ask you questions about your habits and lifestyle, just to get an idea of what’s normal and what’s not. They can also take an air sample, have it analyzed - even get a mould spore count - and send you a report.
You can add a radon or IAQ inspection to a full home inspection, or you can get it as a separate service.
Article content These types of inspections are becoming more important when it comes to making sure a home is safe and healthy. That’s why in Ontario Tarion now covers radon remediation for the full seven years of its new-home warranty. And the push is for more of these programs to do the same.
Radon remediation can cost anywhere between $500 and $3,000. Sometimes installing a cap on sump pumps, boosting up the ventilation in your home with something like a heat recovery ventilator (HRV), or sealing foundation cracks and around pipes and drains is enough. But other times, it’s not.
The most effective way to get rid of radon is a process called sub slab depressurization. That’s when a hole is drilled through the basement floor (concrete slab) and then a pipe is installed with a fan. What this does is draw radon gas from the ground and expel it through a vent, usually in the roof.
Article content If you need radon remediation, hire a contractor who has a lot of experience dealing with it - someone certified by the Canadian National Radon Proficiency Program (C-NRPP).
When I open up walls, floors and ceilings, I can see the problems in behind. But what you don’t see can put you. Your family at risk. And when it comes to poor indoor air and radon, they only way to know for sure is to test for it.
Winter is the best time for testing because our windows and doors are shut, for the most part. This lets toxins build up, which gives us a good reading on indoor air quality and radon levels.
Now that the cold weather is approaching, make sure you can breathe easy in your home.
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Catch Mike Holmes in a new season of Holmes Makes It Right, Tuesdays at 9 p.m. on HGTV. For more information, visit hgtv.ca. For more information on home renovations, visit makeitright.ca.
Energy Audits & Retro Commissioning - Buildings™
An Energy Audit is a survey and analysis of energy use in a building with the purpose of identifying opportunities to reduce the amount of energy consumed without negatively affecting the operations. Retro-commissioning is the process of ensuring that the energy systems in an existing building are installed as per the design intentions, functionally tested, and capable Discover more here of being operated and maintained, according to the owner’s operational needs.
Requirements
Applicable commercial, mixed-use and residential buildings must submit an Energy Efficiency Report (EER) once every ten years. Owners are obligated to submit their EER in the calendar year in which the last digit of the year coincides with the last digit of the building’s tax block number.
Energy Efficiency Report Submission
Energy Efficiency Reports may now be submitted. Please consult the Service Notice for details. Submittals should be sent to LL87@buildings.nyc.gov.
Local Law 87 of 2009: Energy Efficiency Report Deadlines and Filing How to File an Energy Efficiency Report (LL87 of 2009 Compliance) Energy Efficiency Report Forms Covered Buildings List for Compliance in 2021 (in Excel) Covered Buildings List for Compliance in 2021 (in PDF)
Local Law 87 of 2009 Updates
Local Law 87 of 2009: Energy Efficiency Report (EER) Submissions Will Not be Accepted if Penalties are Outstanding Local Law 87 of 2009: Energy Efficiency Report Must be Filed by a Registered Design Professional Local Law 87/09: Process to Comply for New Buildings and Buildings Undergoing Alterations Local Law 87/09: New Audit Template
Below are the reporting tools for Energy Efficiency Reports
Energy Audit Template Tool:
U.S. Department of Energy’s Asset Score Audit Template
Create an asset score account 1. Select Audit Template once logged in 2. On the right of your screen, Select Audit Report and NYC Energy Efficiency Report
The NYC Department of Buildings (DOB) will now be utilizing this U.S. Department of Energy’s Asset Score Audit Template as the Energy Audit Data Collection Tool for LL87/09 energy audit reporting requirements.
To access the audit template, please follow the following four steps: The Quick Start Guide is a resource available to help users understand the process of using and submitting the Audit Template.
Retro-Commissioning Reporting Tool
Updated Retro-Commissioning Reporting Tool - Example: Completed Retro-commissioning Reporting Tool
Note: The Excel based Retro-Commissioning Tool (above) must be submitted for buildings submitting in 2020 and onward. (If the Department has granted permission to submit in 2020 or onward using the previous 2012 Rule, submit the older version of the Retro-Commissioning Tool which may be requested by sending an email to LL87@buildings.nyc.gov).
Violations
Failure to submit an EER is a Major (Class 2) violation which may result in a penalty of $3000 in the first year and $5000 for each additional year until the EER is submitted to the department. The Department will not accept any outstanding EER submission if outstanding penalties are not paid in full.
EER Violation Challenge Form
Local Law 87 of 2009: Violations for Non-Compliance
Local Law 87 of 2009 requires owners of applicable, mixed-use and residential buildings to submit an Energy Efficiency Report (EER) once every ten years. Non-compliance is subject to DOB violations.
Properties That Must Comply with EER Requirements
Buildings that meet any of the following characteristics - based exclusively upon ownership information records of the NYC Department of Finance - must submit an EER:
- Buildings greater than 50,000 gross square feet - A tax lot containing two or more buildings that, together, exceed 100,000 gross square feet - Two or more buildings held in a condominium form of ownership that, together, are larger than 100,000 gross square feet
Exemptions from Reporting Requirements
If you believe your property is erroneously listed on the Covered Buildings List, contact DOF at benchmarking@finance.nyc.gov to dispute any of the following: square footage of the building, number of buildings on a tax lot, ownership, address or mailing information. Please include the following in the email:
- borough, block, and lot number of the building - contact information: name, email address or/and telephone number - reason for dispute.
Additionally, to correct the GFA for a building, a Request To Update property’s Gross Square Footage (RTU) form may be submitted via the NYC Department of Finance online portal.
To access the online form, please follow the steps below:
Log into the portal. 1. Select the RTU form that corresponds with the appropriate tax class (2 or 4) for your property. The tax class can be found under the Property Info section for the BBL (Borough, Block and Lot) number at www.nyc.gov/nycproperty. 2. Input your borough, block, and lot numbers to verify your property and update the RTU form. Gross Square Footage is Line 5 on the form. You should input what you believe is most accurate for your property.
It is encouraged, but not mandatory, to have an architect’s letter submitted with the completed RTU to provide an official document for the DOF’s assessor to work with.
When you file an RTU online, you will receive a confirmation receipt for your records.
Note: Determinations regarding submitted RTUs are made exclusively by the Department of Finance.
Resolving a Violation
- Pay the penalty for failure to submit an EER by mail. Mail payment to: NYC Department of Buildings Sustainability Enforcement (EERV) 280 Broadway, 3rd Floor New York, NY 10007 - Penalties are $3,000 for the first year of non-submittal and $5,000 for each additional year; these are cumulative - Payment must be made by certified/bank check or money order made to the NYC Department of Buildings, as per Title 1 of the Rules of the City of New York §103-07(m) - Include a copy of the Notice of Violation
Challenging a Violation
If you believe a violation was issued incorrectly, complete the Local Law 87/2009 Energy Audits & Retro-Commissioning Violation Challenge Form and - within 30 days of the violation’s postmark date -email it to LL87@buildings.nyc.gov. For questions about a violation, call (212) 393-2475. Email questions to LL87Questions@buildings.nyc.gov.
Extensions
To apply for an extension, fill in the EER2 Form: Application for Extension to File an Energy Efficiency Report, sign the form, scan the form, and email it to LL87@buildings.nyc.gov. The Department will notify you by email when the application has been received. Send you instructions on how to mail in the payment.
Eligibility for a Filing Extension EER2 Form
Deferrals
Local Law 87 of 2009 allows building owners otherwise required to submit an Energy Efficiency Report (EER) by December 31 to defer their filing. The deadline to file the Application to Defer Filing an Energy Efficiency Report is December 31.
Deferrals are permitted when an applicant can demonstrate that the property meets current New York City Energy Conservation Code (NYCECC) requirements.
Eligibility for a Deferral Extension
To be eligible for a deferral, a building must meet one of the following qualifications:
1. The building is less than 10 years old (at the commencement of the first calendar year it is due to comply) and all base building systems comply with the NYCECC 2. The building has undergone substantial rehabilitation (as certified by a registered design professional) within the ten year period prior to the assigned calendar year in which the report is due. At the start of such calendar year, all base building systems must be in compliance with the NYCECC in effect for new buildings constructed on or after July 1, 2010 or in effect on the date of such substantial rehabilitation, whichever is later.
How to Apply to Defer Filing
- Fill in the form EER1: Application to Defer Filing an Energy Efficiency Report - Sign, scan, and email the EER1 LL87@buildings.nyc.gov, with documentation proving that the base building systems comply with the NYCECC - Proof of compliance with the Energy Code can be provided the procedures outlined in the Energy Analysis How to Guide . Also, please see the Professional Statement for more information - The Department will email you when the application has been received and will send payment instructions.
GBEE - Greener, Greater Buildings Plan - LL87 - How To Comply™
In order to comply with Local Law 87 (LL87), owners of covered buildings as designated by the Covered Buildings List must submit their Energy Efficiency Reports (EER) to the City by December 31 of the year they are due, once every ten years. To quickly view specific sections on this page, click on the section titles below.
EER Submission Guidance Compliance Deadlines Energy Auditors and Retro-commissioning Agents Filing Fees Deferrals, Extensions, and Amendments Exemptions Violations
EER Submission Guidance
How to File an Energy Efficiency Report Guide The Department of Buildings (DOB) provides a through How to File an Energy Efficiency Report Guide (in PDF) on LL87 compliance that includes detailed information about LL87, the Energy Audit and Retro-commissioning Data Collection Tools, the Professional Certification Forms, how to defer filing, and how to apply for an extension.
Compliance Checklist & User's Guide Urban Green Council, the New York Chapter of the U.S. Green Building Council, offers a comprehensive LL87 Audits & Retro-commissioning Compliance Checklist & User's Guide (in PDF).
Additional Resources For more information, click on the following links:
DOB LL87 web page DOB LL87 FAQs LL87 Outreach and Training
Energy Audits and Retro-commissioning Compliance Deadlines Starting with calendar year 2013, the first EERs for covered buildings will be due in the calendar year with a final digit that is the same as the last digit of the building's tax block number, as illustrated in the chart below. The building's energy audit and retro-commissioning work must be completed prior to filing the EER.
Year first EER is due
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
Last digit of tax block number
3
4
5
6
7
8
9
0
2
Please note that all covered buildings with "5" as the last digit of their tax block number must comply with LL87 by December 31, 2015.
Early Compliance Please note that the early compliance option ended on December 31, 2013, and is no longer available.
Energy Auditors and Retro-commissioning Agents An individual performing or supervising work necessary to conduct the energy audit and retro-commissioning must be:
- a registered architect or licensed professional engineer in New York State with appropriate audit or retro-commissioning qualifications, or - a DOB registered energy auditor or retro-commissioning agent with approved training
A list of approved training certifications is available on the LL87 Outreach and Training page. To register, please visit DOB's LL87 webpage.
Filing Fees In addition to the EER, a filing fee must be paid to fully comply with LL87. Once the EER is received, DOB will email instructions on how to make a payment.
Initial Filing
$375
Extension Request
$155
Amendment
$145
Registration and renewal fees are also required for DOB registered energy auditors and retro-commissioning agents (this does not include registered procedures for commercial building energy audits architects and licensed professional engineers). An individual registering as both an energy auditor. A retro-commissioning agent must submit fees for both designations.
Registration
$200
Renewal
$90
Deferrals, Extensions, and Amendments
Deferrals An owner may apply for a ten year deferral if all base building systems comply with the NYC Energy Conservation Code (NYCECC), and the building:
- is less than ten years old, or - has undergone substantial rehabilitation within the ten year period prior to the year that the EER is due
To conduct an energy analysis to demonstrate compliance with NYCECC, please review the DOB Energy Analysis How to Guide (in PDF). More information on NYCECC is available on the Local Law 85 page. The deferral form below must be filed and emailed to LL87@buildings.nyc.gov by December 31 of the year in which the report is due. Proof of compliance with NYCECC must be provided. For more information, please review the Professional Statement (in PDF).
Application to Defer Filing on an Energy Efficiency Report (EER1) (in PDF)
Extensions An owner may also apply for an extension to file an EER if the deadline cannot be met:
- despite documented good faith efforts, or - due to financial hardship of the building
The extension form below must be filed and emailed to LL87@buildings.nyc.gov by October 1 of the year in which the report is due, and by October 1 of every subsequent year for which an extension is requested. The extension request fee is $155.
Application for Extension of Time to File Energy Efficiency Report (EER2) (in PDF)
Amendments If DOB request an owner to amend a submitted EER, the owner must submit a revised EER with the professional certification forms indicating that the filing is an amendment, and pay an amendment fee of $145. There is no separate application.
Exemptions Buildings classified as Class 1 pursuant to Subdivision 1802 of the Real Property Tax Law of New York State (one to three family dwellings that are not condominiums or one to three family condos of three stories or less) are not on the covered buildings list, and do not have to comply. The building classification is indicated on the Department of Finance (DOF) tax bill. Covered buildings may be eligible for an exemption from compliance if they are experiencing substantial financial hardship, as defined by the law.
No energy audit is required for buildings that have either:
- Earned a U.S. Environmental Protection Agency (EPA) ENERGY STAR® certification for at least two of the three years prior to filing the EER, - Earned the Leadership in Energy and Environmental Design (LEED®) for Existing Buildings certification within four years prior to filing the EER, or - Simple buildings (without central cooling or chilled water systems) that complete six out of seven “simple retrofits”:
1. Individual heating controls 2. Common area and exterior lighting in compliance with the NYCECC 3. Low flow fixtures 4. Insulated pipes 5. Insulated hot water tanks 6. Front-loading washing machines 7. Cool roofs
No retro-commissioning is required for buildings that have:
- been certified under the LEED® for Existing Buildings rating system within two years prior to filing the EER, and - have earned both LEED® points for Existing Building Commissioning - Analysis (page 37; in PDF), and Existing Building Commissioning - Implementation (page 39; in PDF)
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Violations The City is authorized to issue a violation for any listed building that has not filed an EER by December 31 of the year in which the EER is due. Failure to file by December 31 will result in a Class 2 violation and a penalty of $3,000 for the first year. Continued failure to file will result in additional violations on an annual basis of $5,000 for each subsequent year. The City will not accept outstanding EERs until penalties are paid in full. More information is available on DOB's LL87 web page.
What Is Local Law 152 & How Will It Affect Me?™
What is Local Law 152 & how will it affect me?
February 22, 2021
Local Law 152 requires that NYC buildings have their gas piping systems inspected periodically.
Introduced in 2016 as part of a gas line safety package, the law went into effect on January 1, 2019 and affects around 280,000 buildings across all boroughs.
To help clarify how this law might affect your building, below we’ll break down:
1. Which buildings the law applies to
2. What the inspection will look for
3. How much an inspection will cost
4. When inspections are due
5. Who can perform an inspection
6. What happens if you need a repair
If you recently had your Local Law 152 inspection and are in need of repairs, we can help. Request an appointment online or call (718) 767-0707. With 50+ years of experience and a team of licensed master plumbers, you can rest assured you’re in good hands with Ranshaw.
Which buildings do Local Law 152 apply to?
Local Law 152 applies to all buildings in New York City except those that are zoned R-3(two families or less).
Per NYC code, occupancy group R-3 includes the following types of buildings:
- One and two family dwellings
- Convents/churches/monasteries with fewer than 20 occupants may fall under R-3
- Some group homes may fall under R-3
If you're unsure of your building’s property classification, you can find it on the Certificate of Occupancy and/or the Department of Finance website.
Don’t have gas pipes in your building? You’ll still need to submit an inspection certification proving that you don’t, and by the same due dates as buildings with gas. Your report can be certified by a registered design professional though, and not a licensed plumber.
What will the inspection look for?
Inspectors will be looking for “imminently dangerous conditions,” such as:
- Gas leaks (regardless of odor)
- Illegal connections
- Non-code compliant installations
- Poorly maintained systems
- Atmospheric corrosion
- Piping deterioration
- Carbon Monoxide detection
- Meter problems
- Fire or explosion risks
If an unsafe condition is found, the inspector will report it to the building owner, Department of Buildings (DOB) and the utility company. If the danger is an immediate threat, it will require an immediate call to the utility company, DOB and owner and may result in an evacuation of the building.
Inspections do not include gas piping within apartments. Therefore, you won’t need to give tenants prior notice of the inspection.
During the inspection, all exposed gas lines in public areas of the building will be inspected, including:
- Points of entry into the building
- Services meters
- All gas piping in public spaces, such as: Hallways, Corridors, Mechanical rooms, Boiler rooms and Rooftops
How much will an inspection cost?
Inspection costs can range from $1,000 and higher.
The cost depends on a number of factors, including:
- The number of gas meters
- The size of your building
- The length of exposed pipe
- The number of mechanical rooms, laundry rooms and kitchens
- The number of floors where gas is utilized
- The hourly rate of the plumber you hire
While there are no official filing fees charged by New York City, if you fail to submit certification of your inspection on or before the filing due date, you could be fined $10,000. You’ll still have to pay for an inspection, so don’t miss the deadline!
When are inspections due?
Inspections are organized by the community district (not borough) and are required every 4 years. See the below calendar for when your community district is due:
January 1, 2020 - December 31, 2020*: Community Districts 1, 3, and 10 in all boroughs (*Extended until June 30, 2021)
January 1, 2021 - December 31, 2021: Community Districts 2, 5, 7, 13, and 18 in all boroughs
January 1, 2022 - December 31, 2022: Community Districts 4, 6, 8, 9, and 16 in all boroughs
January 1, 2023 - December 31, 2023: Community Districts 11, 12, 14, 15, and 17 in all boroughs
In addition to the above calendar, a few other key deadlines and timelines include:
1. Filing:
30 days for the GPS1 (Inspection) Report - Once an inspection is complete, the inspector has 30 days to provide the building owner with a “Gas Piping System Periodic Inspection Report” (GPS1). This report provides the owner the results of the inspection, noting any unsafe conditions if found that need to be corrected.
60 days for the GPS2 (Certification) Report - After the initial inspection, the building owner then has 60 days to file a “Gas Piping System Periodic Inspection Certification” (GPS2) with the Department of Buildings. This report must be signed and sealed by the same LMP who performed the initial inspection, even if repairs were made by another technician.
120 days for repairs - If the GPS2 certification shows that conditions still need to be met, you have 120 days to make the repairs and file a new GPS2 report.
180 days for repairs - If 120 days is not sufficient time to complete the repairs, you can request 180 days.
2. Corrections: If you need to make a correction, any changes must be submitted within120 days from the certification date, as marked by the LMP on the GPS2 report. 3. Records: Building owners must keep all reports. Certifications on file for10 years. Records: Building owners must keep all reports. Certifications on file for10 years.
A note on new buildings: IAG Energy Solutions If your building is new, following the Certificate of Occupancy date after 12/31/2019, you won’t need another inspection for 10 years. After that, you’ll need to follow the same 4 year inspection cycle as noted above.
Who can perform an inspection?
Inspections must be conducted by a “qualified gas piping system inspector” who has either of the below credentials:
1. They’re a Licensed Master Plumber (LMP).
Or
2. An individual working under the direct supervision of an NYC LMP meeting the following requirements:
- They have at least 5 years of full-time experience working under the direct and continuing supervision of an LMP
- Has successfully completed a 7-hour training program acceptable to DOB.
If you happen to need a repair, the contractor you hire doesn’t have to be the same as the original inspector. However, they do need the same qualifications (either a licensed NYC master plumber, or a qualified direct employee of the LMP).
What happens if I need a repair?
If your gas line needs a repair, it must be fixed and a new Inspection Certification submitted to the DOB within 120 days or 180 days if requested.
A couple of conditions can affect the timeline:
1. Hazardous Conditions - If the initial inspection reveals an unsafe or dangerous condition, the building owner must take immediate action to fix the repair. This can include shutting off the gas and/or evacuating the building.
2. Repairs requiring additional time to complete - If the repair is a major issue, the building owner can request an extension of 60 days, for a total of 180 days to fix the repair.
Regardless of the problem, the building owner is responsible for all costs and potential permits related to repairs.
Additionally, if gas service is interrupted in order to fix the repair, you won’t be able to turn it back on until the following steps are taken:
- Permit(s) filed with the DOB
- Repair(s) are performed by a licensed master plumbing company
- DOB inspection after work is completed
- Inspection from gas company
Need gas line repairs? Live in the Queens/NYC area. Need gas line repairs? We can help. Just contact us. We are licensed master plumbing company that will repair your gas lines safely and properly.
Local Law 152: Updated Requirements For Boards And Buildings™
For more information on how to complete local law projects and funding them, download our Capital Improvements guide using the form below. Download Now Open Form
*As of November 2021, the New York City Council has extended Local Law 152 gas pipeline inspection deadlines for boards and building owners located in Community Districts 2, 5, 7, 13, and 18. Click here to read more.
On Dec. 18, the New York City Council voted to extend 2020 deadlines for building owners to complete gas pipeline inspections required by Local Law 152. The extension specifically effects buildings located in Community Districts 1, 3 and 10 in all boroughs which now have until June 30, 2021 to file inspections and certifications with the New York City Department of Buildings (DOB). Buildings located in Community Districts 2, 5, 7, 13 and 18 in all boroughs are still expected to file with the DOB by December 31, 2021, as originally required.
Despite this welcomed reprieve from the City Council, FirstService Residential recommends that buildings move forward with any previously scheduled inspections in the event of unforeseen violations or deficiencies in the building’s gas piping systems. A Brief History of Local Law 152
Local Law 152 was enacted in 2016 and is one component of a 10-piece legislative package designed to prevent dangerous gas leaks and pipeline explosions in New York City. The local laws cover inspection schedules, fines for non-compliance or existing hazardous conditions, the installation of combustible gas leak indicators or detection devices, and how building owners are expected to notify residents in the event of a gas leak among other requirements.
Local Law 152 requires the periodic inspection of gas piping systems of all buildings at least once every four years. For multifamily properties, this includes exposed gas piping outside and inside the building, in boiler rooms, in all amenity and common spaces, rooftop mechanical spaces and publicly-accessible areas. Owners of mixed-use residential properties with subcomponent spaces (i.e. retail, offices, community facilities, etc.) will also need to complete piping inspections in these areas of the building.
Initially, Local Law 152 filing deadlines were scheduled and organized by borough. In 2019, the filing deadlines were modified according to individual Community Districts in all boroughs.
As of November 2021, current deadlines are as follows:
What Does a Local Local Law 97 reporting guidelines Law 152 Inspection Entail?
All gas piping inspections must be completed by a New York City-Licensed Master Plumber (LMP) or a qualified individual working under the direct supervision of an LMP at least once every four years. Within 30 days of each inspection, the LMP must complete and deliver a Gas Piping System Periodic Inspection Report that details all results for the building owner or board to review. This report will include a list of conditions requiring correction, frayed or worn piping components that affect safe and reliable operation, non-code compliant installations or illegal connections, the detection of combustible gas and any other conditions determined to be unsafe by the LMP. The LMP will also verify that portable combustible gas indicators. Detection devices are present in the building. Click here for a list of acceptable devices approved by the New York State Department of Public Service.
No later than 60 days following a building’s inspection date, the building owner must submit the inspection report to the DOB. Any reports submitted more than 60 days after the inspection date will require a new inspection. Failure to submit a certified inspection will result in a $10,000 fine. All inspection reports and certifications must be kept on file for 10 years and be made available to the DOB upon request. Unsafe or Hazardous Conditions
If the LMP determines existing conditions to be hazardous or unsafe, an immediate notification must be delivered to the building owner, the utility providing gas service to the building, and to the DOB. Upon notification, corrective action must begin immediately and in compliance with New York City Construction Codes, including procurement of all required work permits.
Examples of unsafe/hazardous conditions include: - the detection of combustible gas in surrounding air - evidence of illegal connections or non-code compliant installations - excessive piping corrosion or cracks - any immediate hazard requiring the operator to shut off the gas and lock the meter
Deficient Conditions
In the event that deficient, but not immediately unsafe or hazardous, conditions are identified by the LMP, the building has up to 120 days to correct all deficient conditions, complete another round of inspections to certify any repairs, and file the inspection reports with the DOB. If additional time is needed to correct deficient condition, a building owner can petition the DOB for a 60-day extension. Buildings Exempt from Gas Piping Inspections
Buildings that do not have gas piping are required to certify existing conditions by a registered architect or a professional engineer. The certification must then be filed with the DOB and is subject to the same inspection deadlines as buildings with gas piping systems in the same Community District. Building owners are also required to keep the certifications on file for 10 years. Make them available to the DOB upon request. Failure to file an inspection certification before the applicable due date may result in a civil penalty of $10,000.
Buildings that are classified as Residential Group R-3 are generally exempt from these requirements dependent on the number of rooms or occupants within the property. To verify the classification of your property, refer to the building’s Certificate of Occupancy.
Exemptions are also in place for newly completed buildings that have already certified gas piping inspections. In accordance with the local law, initial inspections for new buildings must be conducted in the tenth year following the issuance of a certificate of occupancy or an official letter of completion from the DOB. FirstService Residential is here to help boards. Building owners comply with Local Law 152. This includes the retention of qualified contractors and inspectors, the completion of DOB filings on-time or ahead of schedule and access to a library of educational resources to help our managed properties plan, finance and complete any necessary capital improvements.
6 Home Energy Efficiency Tips. The U.S. Department Of Energy Estimates…™
The U.S. Department of Energy estimates that 22.5% of the country’s energy is collectively used by its 115 million residences, who on average spend $2,200 a year on energy bills. Needless to say, finding ways to increase home energy efficiency is in everyone’s best interest - it’s great for the environment, saves homeowners money, and helps families stay comfortable throughout the year. Here are a few simple tips for making your home more energy efficient:
1) Properly insulate your home
Proper insulation also cuts down on noise pollution, permits better temperature and humidity control, and reduces the number of allergens and pests that can get into the home. It can also save up to 20% on heating and cooling bills. Sealing door trims; weatherstripping windows; insulating the attic, basement, and crawl spaces; and sealing leaky ductwork all go a long way to improving energy efficiency and reducing energy expenses. This is by far the easiest thing to do. It can save you 2-5% on your energy bill. We know it can be a pain to walk around the house unplugging everything, so consider outfitting your home with timers or smart devices to save you the hassle. Automate your lights with smart bulbs like those from Phillips Hue, or with smart wall outlets like the Belkin WeMo.
3) Close your drapes and curtains
In the warm months, closing your curtains or drapes on the sunny side of your home helps reduce the temperature of those rooms by limiting how much sunlight they get. Opening curtains in the winter lets more light in and increases the temperature. In both cases, you’ll reduce how hard your heating and cooling system has to work to balance those rooms with the rest of the house.
4) Invest in a programmable thermostat
When properly programmed by yourself or an HVAC professional, programmable thermostats can save you 5% to 15% on your heating and cooling costs. By setting your programmable thermostats to a heating and cooling schedule, you’ll ensure that you are only running your system when you need it. Smart thermostats - such as those from Keen Home partners Nest and Ecobee - go even further. They can regulate the temperature based on your presence, your proximity to your home, and triggers from other devices (such as Smart Vents, your car, or sensors in your home).
5) Clean or change your HVAC return air filters regularly
Your HVAC return vent is an integral part of your home’s heating and cooling system. Air from inside the home is pulled in through it, warmed or cooled by your furnace or AC, and then supplied to the rest of the home through supply registers. Every return vent has a filter that prevents dirt, dust, and other particles from entering your system and transported to other areas of the home. If the filter is dirty or clogged, it will reduce airflow and make the system work harder to keep you warm or cool you down.
6) Replace your “dumb” vent registers with Smart Vents
It’s common for homeowners to close vent registers in rooms that go unused throughout the day or are too warm or too cold due to temperature imbalances. As we’ll discuss next week, this has its limitations, but installing Keen Home Smart Vents will give you all the benefits without the shortcomings. With Smart Vents you can intelligently create zones in your home, effectively reducing the square footage that needs to be heated or cooled at a given time. Want one room to be cooler than the rest? Use your Smart Vents to redirect air between rooms. You can reserve Smart Vents today.
The key to saving energy and money in your home is take a whole-house approach to energy efficiency. Think of each part of the home as interdependent parts contributing to your overall energy output. local law 84 benchmarking data Improving the efficiency of any part will raise overall efficiency for the entire home, meaning less impact on the environment and more money in your wallet. Who doesn’t want that?
Keen Home builds proactive devices that make the core functions of the home smarter, more comfortable, and more efficient. Get in contact with us at contact@keenhome.io.
How To Build An Energy-Efficient Home™
The last time you decided to plant something in your garden, where did you begin? Maybe you looked at the particular plant and analyzed its characteristics and what it needed to thrive. How much sun did it require? Was it hardy enough to survive in your growing zone? Once you gathered the facts, you determined the location in your yard where the plant would flourish.
It’s a similar situation when you’re choosing a site for an off-grid home. Do you want the sun to illuminate the kitchen in the morning? Will the western sun be too harsh or cause too much glare in the dining room in the late afternoon? Establishing your goals early on will allow the architect to fit these pieces together with the overall site constraints, ensuring a high-performance, energy-efficient home.
Since a true off-grid house is able to operate completely independent of all public utilities, you will want to minimize the amount of work your systems will have to do from the start by using what the environment has already given you.
Architect Lisa Moffitt’s Ontario client wasn’t sure if she wanted to build off-grid. “She wanted the house to sit lightly on the land. To minimize consumption of resources as much as possible. However, we were also working to a tight budget, so most decisions were made based on a range of variables, including aesthetics, environmental concerns and costs,” says Moffitt.
Related: See More Ideas for Making the Most of Your Landscape
To get the most out of the renewable energy systems, Moffitt went back to the basics.
“In terms of going off-grid, the importance of reducing electrical demand can’t be overstated,” Moffitt says. “Photovoltaics and other microrenewables generate fairly small amounts of electricity, so it is essential that consumption is minimized first.”
This is achieved through home orientation and window placement, the use of energy-efficient appliances and keeping the home’s footprint small.
“Once these measures have been considered, going off-grid is fairly straightforward,” Moffitt says. “The technologies are reliable, and there is something very satisfying about knowing that your home is running in a way that is attuned to larger natural cycles.”
Consider the Known Conditions: Sun, Wind and Light
A few tools can help you make a smart decision about the orientation of your home.
Obtain a sun path diagram for your site’s location. This will help you determine the orientation of your home by giving a visual of where the sun travels in the sky throughout the day. Make note also of any obstructions surrounding the site (buildings, trees, telephone poles etc.) and potential obstructions (for instance, a vacant lot that could be developed) that might block potential passive solar gain. A wind rose notes the direction. Frequency of prevailing winds. The United States Department of Commerce has wind data collected from many airport locations, so you may be able to find one close to your site. This is key in determining the effectiveness of a windmill to help produce electricity.
It’s also important to be aware of your predominant sky conditions throughout the year: overcast, clear or partly cloudy. This will become useful knowledge when you’re determining how to light the home’s interior. By taking advantage of natural light, you can reduce your electrical load and your dependency on artificial illumination.
Did you know that an overcast sky is three times brighter at the zenith (the highest point in the sky dome) than at the horizon? If you live in a predominantly overcast area like the Pacific Northwest, this is the perfect environment to let in that bright light from above and maximize free illumination. In an area with predominantly clear skies, be aware of the placement of windows, so as not to have unwanted glare from direct sun.
Building Orientation
Based on the information you’ve collected about the site’s sun, wind and light, you can now make a meaningful decision regarding where the home will be located.
Both the shape and the construction of your home will greatly influence the heating and cooling requirements. For example, a building in a hot, arid climate experiences a large load from the sun in the summer. If the building is shaped in a way that reduces exposure to the sun - the glass is shaded by a large overhang and the walls are well insulated - the solar gain can be minimized and cooling requirements can be decreased, saving energy.
The best tip for minimizing energy consumption is to orient the home facing south (in the Northern Hemisphere) to capture solar gain in the winter and block solar gain in the summer, as shown in this plan for an off-grid home in Nova Scotia by Solterre Design.
Building Envelope
Remember the last time you were wrapped up in a wool blanket? It was just a simple layer between you and the ambient temperature of the room, but it worked to keep you warm. The building envelope acts in much the same way a blanket does. Depending on the insulation and system used, the building envelope helps to keep the interior temperature at the level you desire. And it works whether you want the house to be warm on a cold winter night or cool on hot summer day. If there are holes in your wool blanket, the outside air will easily travel in. The larger the blanket, the more work it has to do maintaining the temperature differentials. Keep this in mind when you want to conserve energy.
According to Stephanie Horowitz, architect and managing director at ZeroEnergy Design, “every square foot you don’t build is energy saved. Scrutinizing the program. Being creative with space is key. Regardless of size, we make it a goal to design all homes to perform at least 50 percent better than code.”
Although the ZeroEnergy-designed house shown here is not off-grid, it illustrates some of the basic, low-tech solutions that form the foundation of off-grid design. These walls conceal a big reason for this home’s energy efficiency: a combination of spray-foam. Rigid-foam insulation; the two work in tandem to eliminate thermal bridging.
“Low-tech solutions such as continuous insulation and air sealing have a big impact on the energy efficiency of a home - especially in cold climates,” says Horowitz. “These systems don’t break. There is no maintenance. And they have been around for a really long time. A blower door test during construction can identify potential air leaks. Remedy them before construction concludes.
Earlier we stressed the importance of minimizing west-facing glass to reduce cooling loads. Yet the majority of the time, no site is perfect. What happens if the site has a spectacular west-facing view? It may even be the very reason you wanted to live there in the first place.
Though not off the grid, the home shown here still manages to be energy efficient while framing westerly views with walls of glass; the rest of the building envelope was constructed with a double stud frame and a continuous layer of foam insulation. This, together with a geothermal system and radiant heating, allows the overall home to be extremely energy efficient without sacrificing views.
Increasing the amount of insulation will lower the loads on your heating and cooling system. For this Colorado home, which is not off the grid but was designed using Passive House methods, the insulation package consists of R-100 for the roof, R-55 for the walls and R-50 for the floor. Thanks to that, the primary spaces can be heated using only a small gas fireplace.
Home insulation isn’t limited to the rigid-foam, batt and spray-foam products found at your local hardware store. Here, straw bales provide the home’s insulation. Straw bale R-values have been widely debated; different tests have found that they can range from R-20 to R-50. However, low costs and low environmental impact make it an intriguing option.
When will you know iagenergy.com you have a superefficient building envelope? When the weather outside is beautiful to look at, but you’re glad you’re inside.
This off-grid Vermont cabin uses a hybrid insulation system to achieve energy efficiency. It has both a closed-cell spray-foam insulation and batt insulation. The home stays airtight and warm in the cold winters with help from a radiant floor heat system.
Remember the Basics
When beginning a project with the goal of off-grid or energy-efficient living in mind, always rely on building orientation and passive solar design to do the heavy lifting before leaning on mechanical and electrical systems. Understanding and responding to your site’s natural context will greatly influence how much energy your home uses.
How Can SIG Help?™
Anyone who has been to New York City can attest to how congested it is. The city’s square footage is highly concentrated in less than two percent of its properties: 15,000 properties over 50,000 square feet comprise almost half of this square footage and up to 48% of the city’s total energy use. Therefore, as an environmental improvement initiative, New York City enacted the Green Greater Buildings Plan (GGBP) in 2009 to achieve significant levels of energy and water efficiency.
Local Law 87 (LL 87) is one of the four laws that make up this plan. Properties that require LL 87 compliance include any single NYC building exceeding 50,000 gross square feet and multiple buildings on the same tax lot or condo board that together exceed 100,000 square feet.
Components of LL 87
Qualifying buildings must undergo an energy audit and retro-commissioning of the base building systems and submit an Energy Efficiency Report (EER). The energy audit and retro-Commissioning must be performed by an individual with Department approved credentials. Learn more about the components of Local Law 87.
The base building systems are the systems/subsystems of the building that use energy or impact energy consumption. For LL 87, these are:
- Building envelopes - HVAC systems - Conveying systems - Domestic hot water systems - Electrical and lighting systems
Energy Audit
The objective of an energy audit is to identify potential operational and equipment improvements that can save energy, reduce costs, and lead to improved performance. They are intended to give building owners more insight into their energy consumption by breaking down the totally energy use and cost by the various uses such as heating, air conditioning, and lighting. The data is analyzed, and energy conservation measures are provided based on cost and return on investment so building owners can make informed business decisions. Typically, these changes cost more up front but save money in the long-term.
For LL 87, a minimum of an American Society of Heating, Refrigerating, and Air-Conditioning Engineers (ASHRAE) level II energy audit is required. However, enacting the recommended changes is not required per the law. To learn more, check out the ASHRAE website.
Retro-Commissioning Study
Retro-commissioning is the process of evaluating, testing, adjusting, and correcting systems in a building. Adjustments that can occur during this process include, but are not limited to, cleaning, repairing defects, adjusting valves, adjusting controls or programmed settings, adding sensors, or general operational changes. These items are typically low-cost with a high return on investment. In addition, other benefits include reducing particle matter costs, reducing energy costs, and prolonging the building’s equipment life.
Energy Efficiency Report (EER)
The EER consists of:
- EERC1 (Professional Certification: Energy Auditor and Owner Statements) form - Energy Audit Tool - EERC2 (Professional Certification: Retro-commissioning Agent and Owner Statements) form - Retro-commissioning Tool
It must be submitted once every ten years, and both the energy audit and retro-commissioning study should be completed no more than four years prior to the report filing date. The report is due by December 31st of the calendar year with a final digit that is the same as the last digit of the building’s tax block number. For example, if the last digit of the tax block number is 9, the first EER is due in 2019.
Why comply?
The penalty for failing to complete the EER is an initial penalty of $3,000 with an additional $5,000 for each year the EER is not submitted. With ten years in between reports, this can build significantly!
In case you missed it:
Previous articles on Local Law Compliance
Local Law 84 from July 29, 2014
Local Law 87 from November 12, 2013
How Can SIG Help? SIG’s team of Professional Engineers can perform Energy Audits. Retro-Commissioning to meet all the requirements of LL 87. Through in-depth analysis of your building(s) we will identify cost effective equipment. Controls upgrades while optimizing the performance of existing base building systems. A final EER will be completed and submitted. SIG has obtained FlexTech approved funding from the New York State Energy Research and Development Authority (NYSERDA) for several clients, which compensates up to 50% of costs associated with LL 87 compliance. To learn more, please visit our Local Law Compliance page, or contact Charlie Cichetti iagenergy.com at (404) 343-3835. All rights reserved.
Internal Inspection Of Wet Gas Lines Subject To Top Of Line Corrosion™
The Bongkot field is a high CO2 (>20%) wet gas field located in the Gulf of Thailand. Thirteen infield carbon steel sea lines are laid in 80 meters of water. The lines sizes are 14 to 22. Almost 2/3 of the lines circumferences remain in contact with sea water; 1/3 buried on the sea bed by natural burial. The average flowing temperature at wellhead is about 90oC but declines rapidly to almost ambient temperature after a few kilometres. The major part of heat transfer through the pipe wall takes place along the first 500 meters after touch down. Due partial line burial, heat exchange takes place on the upper half section in contact with relatively cool sea water current (18 deg C) causing severe water condensation on the internal pipe surface. The flow regime is stratified at the inlet of the dogleg. Top of Line Corrosion (TLC) is expected along the first few kilometres. Some of lines were inspected by Magnetic Flux Leakage (MFL) inspection tools and severe TLC was detected. Being confronted with the decision to de-rate the pipeline or even worse to repair some corroded sections, the authors have tried to obtain accurate remaining wall thickness measurement by other mean than Magnetic Flux Leakage pig. IRISPig was developed and the new inspection of one of the lines shown only 50% of the thickness loss measured by MFL.
CORROSION MITIGATION AND FIRST INSPECTION RESULTS
For the development of the Bongkot field, carbon steel was used with 5 mm of corrosion allowance. Selections of pipeline material and corrosion control system was based on the corrosivity evaluation considering CO2 content of the effluent, operating conditions and produced water chemistry. However, no information was available concerning the acetic acid content of the effluent, which is very important for top of line corrosion, during the first phase of filed development. The field conditions being considered as very corrosive, corrosion inhibitor selection for the bottom line corrosion control was a critical issue. A water soluble corrosion inhibitor was selected after intensive laboratory testing(1). Field testing of the selected product confirmed laboratory results as the corrosion rates in the topside piping was reduced to less than 0.1 mm/y. The same product has been continuously injected at the well head for the protection of top side iagenergy.com facilities and sealines since the production start up in mid 1993.
The first magnetic flux leakage (MFL) pig surveys carried out in 1994 (one year after first gas) gave no corrosion warning, and the subsequent surveys were set at 3 year intervals. During the 1998 campaign a pattern of TLC mainly from the 10 o?clock to the 2 o?clock position was detected along the first 500 meters (from the Wellhead Platforms) of the pipelines. Moreover, during subsequent inspections (2000 and 2002), the TLC was noticed to continuously propagate in width, length and but not in depth (surprisingly, the deepest features were reported declining). However longer sections of lines were found affected during subsequent inspections.
Following the first indications of TLC, a laboratory study was initiated for corrosion inhibitor selection for batch treatments. Laboratory tests showed that water soluble corrosion inhibitors have better performances to control TLC than oils soluble ones(2). The corrosion inhibitor which has been used for the continuous injection was found to be very effective also for top of line corrosion control. Regular batch treatments have been implemented in all sealines using double pigs (diluted inhibitor is placed between two pigs).
Local Law 87 (LL87) Bench Marking Greater Buildings Plan Energy Audit™
Do you know your number? It could be your year of the EER
No matter what industry you are in, there is a push for energy efficiency. It’s no different when it comes to building maintenance, even in a city as old as New York. A few months ago we mentioned how New York City is leading the nation when it comes to energy efficiency. One of the things helping this positive change is the Department of Buildings. The DOB has a long list of Local Laws, and among them is Local Law 87 of 2009 (LL87). So let’s say you’re a building owner. What is Local Law 87. What does it mean to you?
As part of the Greener, Greater Buildings Plan (GGBP), LL87 requires large building owners to submit an Energy Efficiency Report (EER) every ten years. Covered buildings, those that are required to comply with LL87, are those over 50,000 square feet, and single lots with two or more buildings larger than 100,000 square feet.
If you own a big building that falls within these categories, you should expect to file an EER once a decade and pay close attention to your tax block number. The year in which you have to comply with LL87 is determined by the last digit of that tax block number. For example, if the number ends in “7” you have until December 31st, 2017 (and once every ten years after that) to file the EER. If that number is “8” then it’s 2018, and so on and so forth.
Okay, so you have until December 31st to file your EER. What exactly is that?
The main components of the EER are the Data Collection Tools, and the Professional Certification forms, EERC1 and EERC2. The former is for the energy audit component, the latter for retro-commissioning. The energy audit is a survey and analysis of energy use in a building to identify ways to reduce energy consumption without compromising normal operations. Retro-commissioning is the process of ensuring that energy systems are correctly installed and functional.
The Professional Certification Forms are signed by the Registered Design Professional (RDP) or Approved Agent who conducts the energy audit and retro-commissioning, as well as by you, building’s owner. The forms require the seal of the RDP and a signed and dated statement from you including basic information and indicating owner type. The accompanying Data Collection Tools for the EER can be done by you without the RDP. With two separate iagenergy.com tools for the energy audit and retro-commissioning, they both contain similar fields for information on the building and the team conducting the survey, and more specific fields for each respective survey. Together all these forms complete the EER, which can then be e-filed with the Department of Buildings. Once the DOB receives the EER, an email will be sent to you with instructions on how to pay the $375 filing fee.
Now, there are exemptions when it comes to LL87. One to three family dwellings that are not condominiums, or are condos of three stories or less do not have to comply. Covered buildings may be exempt from a either the energy audit or retro-commissioning if certain criteria is met. At this point you are probably relieved you only have to do this once every ten years. While it seems like a lot, it isn’t anything S&M Expediting can’t handle. Let’s talk about getting your EER filed or help you take action in any of these following ways.
If you are not exempt from filing an EER and are unable to meet the December 31st deadline, you can file for a deferral or extension. A ten year deferral may be an option for you if the base building systems comply with the NYC Energy Conservation Code, and if the building is less than ten years old or has undergone a substantial rehabilitation in the ten years prior to the year the EER is due. To file for a deferral, you use the EER1 Application and file it with the DOB. If you can’t meet the deadline due to financial hardship of the building or are unable to meet it despite documented efforts, you can file an EER2 by October 1st of the due year, and every October afterward for which an extension is requested. Accompanying the EER2 is a fee of $155 for the extension.
In the event of the DOB requests you to amend a submitted EER, you will have to submit a revised EER, indicating on the EERC1 and EERC2 that the filing is an amendment. You would also be subject to an amendment fee of $145.
Rather than run the risk of needing to pay for an amendment for a misfiled EER, or even worse, face a Class 2 violation and a penalty of $3000 for the first year (or $5000 for subsequent years) for not filing at all, let S&M save you the headache and get it done for you. Reach out to us and have your EER done by expediters who understand the forms and do the hard work for you.
Home Energy Efficiency In Italy Explained™
While searching for your dream home in Italy, how many of you have ever asked yourselves about the exact meaning of those “strange acronyms, letters and numbers” appearing in many real estate ads on Gate-away.com, as well as in many other websites?
They represent the energy efficiency level of a building. Okay, maybe you already knew it… but what is their purpose and how to interpret them? The issue could become a bit more complicated.
We will try to explain it with the help of Andrea Salcone from “Design? Studio Associato”, engineer and energy efficiency expert.
1. Why is the energy efficiency level of a property listed in a real estate ad?
“Energy performance certification of buildings in Italy was introduced following recent European directives aimed at reducing energy consumption in the states belonging to the EU and at introducing the “energy efficiency” parameter, a new criterion in the property market. So since 1 January 2012 it is mandatory to provide each building with the energy performance certificate, called APE in Italy, when a home is put for sale or for rent.”
2. What is exactly an Energy Performance Certificate (APE)?
“The APE is a very important document for potential home buyers and people looking to rent a property as it provides information concerning energy consumption in buildings and recommendations on where you could make improvements. It also includes data on winter and summer air conditioning systems, hot water production for sanitary uses and ventilation. Furthermore it analyses the ability of walls and floors that separate a heated room from the outside or from unheated rooms to retain the heat within the building.
That is why in any property advert - even if regarding a property for sale without any heating system, such as beach houses, historic homes or properties without a boiler - one must show the energy class and the energy efficiency value, both listed in the APE.
Starting from 1 October 2015 the new APE has replaced the former certificate, so that now each building is assigned a specific energy class represented by a scale of 10 levels ranging from A4 (the most efficient), A3, A2, A1, B, C, D, E, F to G (the least efficient). On the contrary, before 1 October 2015 the letters used were A+, A, B, C, D, E, F, G.
In any case certificates following the former method and issued until the end of September 2015 are still valid for 10 years from the date of issue as long as in the meanwhile the building has not been altered so a new certificate will be required. So we are in a transition period in which new and former energy performance certificates are not directly comparable.”
3. Can you tell us how to read house energy ratings in a real estate advert?
“As you will notice, in property ads the energy class is represented by an alphanumeric value where the letter A is the most energy efficient (lower energy consumption), while the letter G the least (highest energy consumption). House energy ratings, as it happens with household electrical appliances, help you to determine the best “products”, namely the property with highest building standards in terms of consumption. This means that the higher the class (e.g. A), the more economic it is to keep a comfortable environment inside the house.”
“The energy class scale is not fixed, but is established based on the global energy performance index value “EP” (primary energy) of a “reference building”. What does that mean? That every building for which an APE is issued it is evaluated by means of the comparison of its performance with that of its “reference building”, that is an identical building in geometrical terms (surface, volumes, location, orientation, end use, etc.) but with “standardised” walls, fixtures and systems, comparable to that which our building would have if should it be built today with insulated building structures and systems of the same type, but with insulation and performance typical of the actual equipment.
For this reason the energy class alone does not supply sufficient information to compare two different buildings, because their “reference buildings” used for the calculation will also be different, and therefore “the scale” deriving from that.
In fact, the energy class is supplied also with a numeric value which gives the measurement of the building’s energy consumption, and perhaps this is the parameter to which we should pay more attention.”
4. In what sense is the numeric value of the rating the most important parameter? Why should we be more concerned with that?
“Well, the value of the energy efficiency rating (EPgl,nren) gives us the numeric value, under reference conditions, of the building’s energy consumption and refers to the consumption of non-renewable energy sources, like the gas used for heating the building or producing hot water.
The rating is expressed in kWh/m² per year and indicates the kilo-wattage of energy required by the building under standard conditions for every year and every square metre of floor-space heated. This value can be translated into money once the energy source used, and the cost of it, have been defined. 5. But how do we manage to compare the consumption of two different buildings. Choose the one which will see us spend less from an energy point of view? But how do we manage to compare the consumption of two different buildings. Choose the one which will see us spend less from an energy point of view?
“Let’s do a practical example!
Suppose you are interested in buying a 100 m² property with energy efficiency rating of 53.44 kWh/m² per year and uses a natural gas condensing boiler.
Now to make the calculation simple, but still indicative overlooking some technical details, let’s consider that 1 m³ of natural gas is equivalent to about 38 MJ (megajoules), that is approximately 10 kWh, and on average is sold to us at € 1.
>>Then the property in question will require for heating and hot water production 53.44 kWh/m2 x 100 m2 = 5.344 kWh.
At this point we can easily calculate the m³ of gas we will need: 5.344 kWh ÷ 10 kWh/m3 = 535 m3 which at 1.00 €/m³ will therefore cost us € 535 per year.
The real value though will differ based on our habits (temperature set on the thermostat, amount of hot water used, etc.) and on periods with anomalous weather conditions, but normally it will not move too much from our hypothesis.
A similar thing can be said on changing the energy source, or its price, obtaining different costs, but the initial parameter for the calculation is always the numeric value of the energy efficiency index, which undoubtedly represents one of the most important pieces of information contained in the APE.”
6. When is the APE required?
“By law there are specific cases in which APE is mandatory. Also, it is necessary in case you are entitled to claim tax deductions for having carried out renovation works.
It is obligatory to draw up a new certificate every 10 years, or before in case of renovation works which alter the heat capacity or the structure of the building (e.g., replacing the boiler, flooring, doors, windows, etc.).”
7. Are there any cases in which APE certificate is not necessary?
“Yes, of course there are. Here are some main circumstances:
- Isolated buildings measuring less than 50 m²
- Properties in need of completion with no doors and windows, finishes and technological systems
- Cellars, car boxes, garages, warehouses
- Non-residential rural or farm iagenergy.com buildings which are not equipped with heating/air conditioning systems
- Ruins”
8. How is an APE produced in Italy?
“It is issued after inspection by an accredited and qualified technician specialised in the design of buildings and systems, such as engineer, surveyor or architect, whose training, supervision and accreditation is handled by Regions according to specific local laws. He will inspect walls, doors, windows and existing systems, and with the help of nationally certified softwares he will evaluate the energy efficiency quality of the property in order to issue the APE.”
9. And how much does an APE cost? “The cost of the certificate is not fixed. Is not subject to a minimum price. Approximately, the average cost can range from a minimum of € 80 to a maximum of € 300/400, depending on the city, the size of the house and the technician who performs the inspection, the accuracy of the method used by the expert carrying out the inspection. In case you need this certificate, it is advisable to ask for a quote in advance and check that it includes all expenditure items for an APE which will be legally valid in order to avoid unpleasant surprises.”
Andrea Salcone is an expert engineer specialized in several fields including energy efficiency, environmental sustainability and energy saving; heating, ventilation and air conditioning (HVAC); environmental and building acoustics, and fire safety engineering. Based in Le Marche region, he works with a team of qualified technicians and skilled engineers and can offer design and consulting services both in Italian and English.
Gas Leaks - Local Law 152 - Controlled Combustion™
Gas leaks are one of the most hazardous abnormal operating conditions, and they present an immediate danger when they occur. Many different reasons can bring about a gas leak. Improper installations, atmospheric corrosion, inadequately supported piping, and failure to protect the pipes from physical impacts are some of the abnormal operating conditions that can eventually lead to a gas leak. The most common occurrence of a gas leak is on threaded pipes at joints, valves, and fittings. Therefore, it is essential to maintain regularly, repair, and grease plug valves even before any signs of abnormal operating conditions are observed. Older gas pipes deteriorate as they age and may not have been installed using the proper technique and approved materials as outlined in the current standards, codes, and specifications in New York City. Non-compliant gas line installations will trigger a greater exposure to atmospheric corrosion, which generates a more significant potential for gas leaks to transpire as the pipes’ walls become weakened. Bare or uncoated pipes and fittings also leave the pipes more vulnerable to caustic environments, such as moisture and abnormal temperatures, which will cause aging pipes to bend and crack. The gas running through the pipes is typically odorless, tasteless, and colorless, so small gas leaks often go unnoticed but still prevent a dangerous safety hazard. During a Local Law 152 inspection, even the smallest gas leaks will be detected.
Gas Leak Prevention
Periodic inspections of your heating equipment are beneficial for your building. They can prevent safety hazards before they come about or correct them before entering into an emergency. Gas lines should be monitored for any signs of atmospheric corrosion, damaged pipes, warping, and cracks. If abnormal operating conditions are identified, they should be appropriately reported, and corrections should begin immediately.
In 2016, the NYC Council passed Local Law 152, which requires all building owners to periodically inspect their gas piping to comply with New York City’s safety regulations. Local Law 152 went into effect on January 1st, 2019. Full implementation and inspections began on January 1st, 2020.
Local Law 152 is a New York City mandated inspection on gas piping that must be performed every iagenergy.com five years by a Licensed Master Plumber or a Qualified Operator for all multi-dwelling properties in NYC. Local Law 152 is a leak survey conducted on all exposed gas piping inside and outside of buildings from the point of entry, including service meters, up to individual tenet spaces. The goal of Local Law 152 is to maximize gas lines’ safety to prevent. Correct any potentially hazardous conditions.
During a Local Law 152 inspection, a Licensed Master Plumber or a Qualified Operator uses an NYC-Department of Buildings approved CGI to assess the exposed gas pipes and determine if any abnormal conditions are present that must be addressed. Upon completion of the inspection, Gas Piping System Periodic Inspection Reports must be completed and filed with the NYC DOB. These reports must be retained by the inspection company. Building owner for ten years.
What We Do
CC Controlled Combustion Co. Inc. offers Local Law 152 inspections by one of our Master Licensed Plumbers or Qualified Operators. We check for the following conditions:
- Atmospheric Corrosion
- Point of Entry Wall Penetrations (Not Sealed)
- Illegal Connections
- Non-Code Compliant Installations
Following a Local Law 152 inspection, if any existing conditions on the exposed gas lines are determined to be unsafe or non-compliant, the building owner, utility company, and the NYC DOB must be notified immediately, and corrective actions are required to commence without delay. We offer repairs and recommendations to ensure your building complies with NYC laws that meet or exceed the standards, codes, and specifications. For any questions regarding Local Law 152 inspections and deadlines, please feel free to contact us for additional information and quotes.
