Jodi Summers = Office Real Estate

BIG TIME BENEFITS OF BETTER BUILDING CHALLENGE

Edited by Jodi Summers

Let’s start by saying “Better Building Challenge benefits” 3x fast…The goal of the Better Buildings Challenge is to make American buildings 20% more energy efficient by 2020. It is estimated that the energy to operate the buildings in which we work, shop, and go to school costs the U.S. about $200 billion annually, and on average, 30% of this energy is wasted. More efficient commercial buildings reduces the nation’s dependence on foreign oil, protects the environment, and saves billions of dollars in energy costs that can be spent growing businesses, investing in new technologies, and creating American jobs.

The Better Buildings Challenge asks corporate chief executive officers, university presidents, and state and local leaders to make a public commitment to energy efficiency. Through the Better Buildings Challenge, the U.S. Department of Energy (DOE) is highlighting leaders that have committed to upgrading buildings across their portfolio, and providing their energy savings data and strategies as models for others to follow.

Let us share with you the details of the program…

What kind of organizations can join?

The Better Buildings Challenge involves a network of Partners and Allies that demonstrate national leadership in energy efficiency:

* Partners are commercial businesses, industrial corporations, universities, and other building owners that make a public commitment to reduce energy consumption in their facilities

* Community Based Partners are municipalities and States that work with local businesses and universities to assess opportunities and take action

* Allies are financial institutions, service providers, technology firms, and program administrators that commit to supporting the energy efficiency marketplace.

What does an organization commit to?

The commitment is matched to the type of organization. For example, Partners commit to:

* Publically pledge an organization-wide energy savings goal over a 2 to 5 year period within 6 months of joining, and develop an organization-wide plan and schedule,

* Announce an initial showcase project and initiate the project,

* Share information about their progress against their pledge goal, and about the energy efficiency implementation models (including the tools, technologies, and processes) they used to reach their pledge goal.

What kind of technical assistance will DOE provide? What kind of recognition?

DOE, in collaboration with its federal partners such as the Environmental Protection Agency (EPA), the Department of Treasury, and the Small Business Administration (SBA), will:

* Provide technical assistance and energy efficiency implementation models to help Partners achieve their pledge,

* Establish a marketplace of energy efficiency stakeholders, such as government, industry, service providers, financial institutions, and technology companies, in order to transform the market and realize the full economic and environmental benefits of energy efficiency,

* Insure integrity in the reported results through quality assurance standards,

* Recognize Partners and Allies for their progress in achieving milestones and reaching goals.

DOE will also profile the innovative and cost effective energy efficiency implementation models of this leadership group for others to use.

What are the requirements regarding reporting and transparency?

Organizations are asked to report publicly on their energy savings across their organization and at the individual facility/building level on a quarterly basis. They are also asked to share information about the best practice implementation models that they used to achieve their pledge targets. These requirements will be refined in coordination with the initial program Partners and Allies.

What data will be required to demonstrate energy savings?

Baseline energy intensity data will be required at the portfolio and individual facility level to demonstrate energy savings. These requirements will be refined in coordination with the initial program Partners and Allies.

What does the government offer Better Buildings Challenge Partners?

DOE, in collaboration with its federal partners, will offer energy efficiency technical assistance and best practice implementation models to the Challenge Partners to encourage investment in energy efficiency. Technical and informational resources under development include:

* Tools that support use of tax and utility credits

* Assessment tools for evaluating energy efficiency measures

* Financial modeling tools

* Model high-efficiency technology specifications

* A process for identifying qualified service companies

* Financing opportunities through the Small Business Administration

In addition, the Better Buildings Challenge will connect Partners that commit to and demonstrate sound implementation approaches for investing in the cost-effective energy efficiency opportunities in their facilities with Financial, Technology, and Service Allies that commit to provide best practice services for deep energy savings and to transparency in results.

What are the commitments for financial allies?

* Assign a senior-level liaison who is committed to allocating the necessary resources to pursue all potential projects resulting from the Better Buildings Challenge

* Invest in or lend at least $50 million in commercial building energy efficiency projects or collaborate with industry leaders and stakeholder to create at least a $50 million market for each financial product

* Provide information on financial performance and structure information

What type of financial performance and structure information are Financial Allies asked to share?

Financial Allies are asked to share information about their products and services, such as loan packages, values, interest rates, and cash flow information allowing for Discounted Cash Flow and Net Present Value analyses.

How does the Better Buildings Challenge fit into the larger Better Buildings Program?

The Better Buildings Challenge is part of a larger Better Buildings Program, an effort to make American commercial, residential, and industrial buildings more energy efficient through innovative action and real world solutions.

For example, the Better Buildings Challenge will complement the efforts of the Better Buildings Neighborhood program—a three year, $500 million grant program managed by DOE, which is primarily focused on residential buildings at the state and local level.

Through Better Buildings, DOE is also working to increase and accelerate better financing opportunities for building upgrades, better workforce training in energy audits and building operation, and better tax incentives to encourage more energy efficiency upgrades.

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http://www4.eere.energy.gov/challenge/faq

http://www.greentechmedia.com/articles/read/the-white-houses-4b-better-buildings-challenge/

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THE BETTER BUILDINGS CHALLENGE > A GREEN STRATEGY WITHOUT CONGRESS

By Jodi Summers

Didja know? The energy to operate commercial buildings costs about $200 billion every year. ..and furthermore… on  average, 30% of this energy is wasted. The U.S. Department of Energy’s Better Buildings Challenge aims to engage building operators nationwide in improving energy efficiency by 20% by 2020.

>> The brilliant part of this initiative, announced by President Barack Obama and former President Bill Clinton, is that it was been achieved through strategic partnership and does not require the approval of the Republican Congress.

“Upgrading the energy efficiency of America’s buildings is one of the fastest, easiest, and cheapest ways to save money, cut down on harmful pollution, and create good jobs right now,” observed President Obama. “But we can’t wait for Congress to act. So today, I’m directing all federal agencies to make at least $2 billion worth of energy efficiency upgrades over the next 2 years – at no up-front cost to the taxpayer. Coupled with today’s extraordinary private sector commitments of $2 billion to upgrade businesses, factories, and military housing, America is taking another big step towards the competitive, clean energy economy it will take to win the future.”

The White House says that more than 60 organizations have secured:

1.6 Billion Square Feet Committed

$2 Billion in Financing through Allies

+300 Manufacturing Facilities

The $4 billion challenge is the latest move the Obama administration has made as part of its “We Can’t Wait” campaign to bypass a deadlocked Congress and spur job creation, even as the President pushes lawmakers to pass a $447 billion jobs bill.

We’re proud to say that Los Angeles is one of an elite group of communities, companies, universities and organizations working to improve their bottom line by saving energy.

Mayor Antonio Villaraigosa and the City of Los Angeles have launched the Los Angeles Commercial Building Performance Partnership to support development and financing of comprehensive energy efficiency and water efficiency upgrades in commercial buildings.

Los Angeles expects approximately 30 million square feet of commercial property to be audited, using $3.2 million in Recovery Act funds with the goal of driving at least $25 million in total investment during their partnership in the Better Buildings Challenge.

The initiative is part of the California Energy Commission’s Energy Upgrade California program, a statewide effort to roll out a network of utility-incentive packages, pilot innovative financing approaches.

Since June 2011 LA County has imitated energy audits for more than 25 million square feet of commercial space — from small neighborhood retailers to downtown skyscrapers. Additionally we are developing a directory of capital providers to facilitate access to project funding options.

“Investments in building retrofits and energy efficiency can make a real difference in the American economy, by creating jobs, growing our industries, improving businesses’ bottom lines, reducing our energy bills and consumption, and preserving our planet for future generations,” concludes President Clinton. “I am proud so many members of the Clinton Global Initiative have joined this Challenge. Working together, I am pleased the commitments to the BBC have grown from the initial $500 million and 300 million square feet that we announced in June at CGI America, to the $2 billion investment with over 1 billion square feet of retrofitted space.”

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http://www4.eere.energy.gov/challenge/partners/better-buildings/los-angeles

http://www.thestreet.com/story/11329795/1/supervalu174-announces-partnership-with-the-8220better-buildings-challenge8221-at-white-house-event-with-president.html

http://www4.eere.energy.gov/challenge/

http://www1.eere.energy.gov/buildings/news_detail.html?news_id=17889

http://www.whitehouse.gov/the-press-office/2011/12/02/we-cant-wait-president-obama-announces-nearly-4-billion-investment-energ

http://pre.cloudfront.goodinc.com/posts/full_1292011993clinton-obama.jpg

http://cityroom.blogs.nytimes.com/2009/09/14/obama-and-clinton-have-lunch-in-the-village/

http://www.socalofficerealestateblog.com/?p=2029

http://www.myabc50.com/media/lib/21/6/4/b/64bf9b6e-f936-4ec1-acb6-0375c25a5142/Story.jpg

SOCAL OFFICE REAL ESTATE SNAPSHOT > JANUARY 2012 > SUNSHINE THROUGH THE CLOUDS

By Jodi Summers

Welcome to 2012 > a year where there’s optimism in the office real estate marketplace. In the 4Q 2011 Anderson Forecast, Senior Economist Jerry Nickelsburg notes that in California, “Although other indicators did not predict stronger growth in payroll employment, there it was. October job growth has followed course, yielding the first signs of a nascent new recovery. The last two months have yielded both job growth in excess of the U.S. rate and job growth which is widespread throughout the state.”

The breadth of the new jobs over the last three months offers promise. Hiring was led by business and professional services, healthcare, manufacturing and the construction sectors. This variety indicates that the recovery, though slow, is widespread. 24% of the 8.7 million jobs lost in the recession have been restored. Marcus and Millichap’s 2012 Office Outlook calls for the economy add 1.7 million jobs in 2011, with the unemployment rate remaining stable near 9%. GDP is forecast to average 1.8% in 2011 before trending up the following year. The economy and unemployment will struggle until the GDP surpasses its historical average of 2.5%,

The California Anderson Forecast calls for employment growth of 1.4% and 2.1% in expected in 2012 and 2013 respectively. Payrolls will grow less rapidly at 1.4%, 1.2% and 2.0% for the last two forecast years. Real personal income growth is forecast to be 3.9% in 2011, followed by 2.6% and 2.1% in 2012 and 2013 respectively. The unemployment rate will hover around 11.6% through 2012.

The Westside is leading the office recovery. According to Jones Lang LaSalle’s Office Outlook, the Westside had absorbed in the neighborhood of 600,000sf of office space during 2011. This absorption has been lead largely by entertainment and social media companies, such as Google leasing 10,000sf on Main St. in Venice. Vacancy rate have dropped to 16.5%, with asking rents increasingly slightly to $35.59sf full service gross. Beverly Hills vacancy rates declined 26% to a two year low, Marina del Rey/Culver City area vacancy rates remain high at 33.9% while West Hollywood boasted a mere 6.8% office vacancy rate.

The City of L.A. has recommitted to business and is working to create business stimulus by reforming it gross receipts tax system, which in recent years has deterred business from moving to Los Angeles and inspired some companies to locate to more business friendly cities.

We’re here to help you with your commercial and investment property needs. Please contact Jodi Summers and the SoCal Investment Real Estate Group @ Sotheby’s International Realty – jodi@jodisummers.com or 310.392.1211, and let us move forward together.

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http://uclaforecast.com/contents/archive/2011/media_120711_1.asp

http://massmail.marcusmillichap.com/ReachUploads/10807/files/file_1292010135632515.pdf

http://www.santamonicapropertyblog.com/?p=3970

http://event.on24.com/view/presentation/flash/EventConsoleNG.html?uimode=nextgeneration&eventid=368459&sessionid=1&username=&partnerref=&format=fhvideo1&mobile=false&flashsupportedmobiledevice=false&helpcenter=false&key=B83054CAD6C30E94FB80A5D1025E3AC1&text_language_id=en&playerwidth=1015&playerheight=650&eventuserid=56530216&contenttype=A&mediametricsessionid=48159788&mediametricid=778751&usercd=56530216&mode=launch#

http://wcc.on24.com/event/36/84/59/rt/1/documents/slidepdf/11_07_11_office_and_industrial_webcast_final.pdf

http://www.us.am.joneslanglasalle.com/ResearchLevel1/Los%20Angeles_Highlights_Q3_2011.pdf

http://www.joneslanglasalle-ca.com/research/3Q2011/WLA_Office-Report_Q3-2011.pdf

SAVE MONEY IN 2012 > REASSESS YOUR REAL ESTATE AND SAVE THOUSANDS IN PROPERTY TAXES

by Dan Auld

Bill Gunderson knows what rich people own. What they buy and sell. And what they pay in property taxes. As one of America’s top wealth managers, he’s seen it all.

And without a doubt, he says the easiest way for property owners to make money is to reassess the value of their homes to reduce property taxes.

“People all over America are paying way too much in property taxes,” Gunderson said. “And it is easy to see why: Property values have crashed, in many cases by 50% and more. But many are still paying taxes on the former value of their homes.”

The owner of a commercial building in Southern California, for example, recently received a property tax bill based on an assessed value of $2.6 million, But the property has been listed for half of that for almost a year — and still no takers.

“That person is paying tens of thousands a year too much,” Gunderson says. “In many states more.”

Many do not notice that because their property taxes are paid automatically as part of their mortgage payment. “It is the most expensive and common mistake I see,” Gunderson said. “And the most important and easiest to fix.”

Examples are easy to find. And easy to understand. But Gunderson says the real challenge is filing the application to have your assessment reduced. It is not that hard.

Some companies will charge you a few hundred dollars to perform this service, and that can be the most productive investment you will make all year.

The filing deadline to appeal this year’s assessment varies by state and county.

In Utah, the deadline is 45 days after receipt of your assessment, which is mailed out in July. In California you have from Apil through the deadline of November 30.

But usually that is for taxes due next year. So if you have a bill based on an unrealistic assessment, you still have to pay that. Fair or not.

“That is ridiculous,” Gunderson said. “These property tax bills should go down automatically. But they don’t. So you have to pay attention and present evidence from comparable values or recent appraisals that show you property is over-valued.”

“It’s not that hard to do. You just download a form from your local tax assessor’s office then send it in.”

Even some of the big shot accountants for very wealthy people do not pay enough attention to this, Gunderson said. And it is not just for homes, it is also for commercial properties, rentals, and other tax-paying entities.

Gunderson is a frequent guest on national news and financial shows, including America Live with Megyn Kelly, America’s Nighty Scoreboard with David Asman, Bloomberg News, Barron’s, and dozens of others.

He is also the author of the Best Stocks Now app. “It is good to know all about earnings and stock reports and new products and other things that are important to an investment portfolio,” Gunderson said. “But making sure the county assessor has the correct value for your property is for many people found money, free money. But first you have to read your property tax bill and compare it to what your property is worth. The rest is easy.”

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HISTORY TEACHES US HOW TO BE GREEN

by Jodi Summers

Want to be really green? Check out what people did before electricity, when they had to be creative about lighting heating and cooling, and how these techniques can be applied to the modern world.

Dilemma: High Water Bills

Solution Circa 1800-600 BC

Way back in 1800 BC. , an Egyptian pharaoh used a lake as a reservoir to store surplus rainfall for irrigation to support crops where rainfall wasn’t adequate.

Current Approach

Developers are finding success with rainwater harvesting. The simplest systems cost as little as $200 and can capture rainwater for landscaping. More expensive and complex systems can even create fresh drinking water.

Dilemma: Extreme Heating and Cooling Costs

Solution Circa Late 1800s

During the Victorian Era, light paint colors were used on building exteriors to reflect heat and reduce interior temperatures.

Current Approach

Products now exist to increase the energy efficiency of vinyl siding with insulation. Using insulation foam under vinyl siding or choosing a specialized siding that is already fused to a foam backing, these products provide an additional layer of insulation and moisture protection to the building envelope, which can dramatically slice heating and cooling costs.

Dilemma: Heat and Glare from Windows

Solution Circa 1900

More than a century ago homes were usually built with a front porch for residential and awnings for retail. These building details kept sun from beating through the windows, reducing heat and glare.

Current Approach:

Window films are able to block up to 99% of UVA and UVB rays, as well as reducingheat and glare.

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http://my.facilitiesnet.com/blogs/vistafilms/archive/2010/10/11/looking-to-the-past-for-innovative-ways-to-go-green.aspx

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http://www.visitdowntowndanville.com/images/img_0360_olig.jpg

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http://images.travelpod.com/users/lagalag1/cape_may__9_07.1190293200.victorian_house.jpg

GREEN SKYSCRAPERS THAT WILL IMPRESS YOU

By Jodi Summers

In the future, big buildings are not going to be called skyscrapers, they’re going to be known as eco-towers. This new breed of buildings are utilizing green technologies on an entirely new scale. And, like the elliptical shape our new Marriott hotel downtown, they will not look like those box-shaped structures that have become familiar to world skylines. Let us share with you 10 of the world’s most unique green eco-towers;

1.The Bahrain World Trade Center Towers, Kingdom of Bahrain

There is a lot of land in developing nations, and space allows for tremendous innovation. The Bahrain World Trade Center, located in the capital city of Manama, is a 50-story eco-tower, the second tallest building in Bahrain, and the firstskyscraper in the world to integrate wind turbines into its design. Bridges between the buildings house 3 96-foot suspended between the towers house propellers which supply the spires with over 1100 megawatts per year. These towers face north to capture the winds from the Persian Gulf, and the sail shape of the building was designed to to maximize the airflow for the jumbo blades. The “S” shape flow is ideal because it ensures that any wind coming within a 45 degree angle to either side will create a wind stream that is perpendicular to the turbines. These turbines are intended to provide 11% to 15% of the towers total power consumption.

2. The Pearl River Tower, Guangzhou, China

The China Green Building Council offers basic energy efficiency rules for building, and features a 5-star labeling system as a market-based incentive. The Pearl River Tower exemplifies China’s green push, as this eco-tower is designed to harness winds at lofty heights, using internal wind turbines for lighting. Fashioned like a giant wing, the tower pushes air through wind tunnels on two of the building’s 71 stories. Other green features on the Pearl River Tower include geothermal heat sinks, ventilated facades, waterless urinals, integrated photovoltaics and daylight responsive controls. The skyscraper has net zero energy goals, and anticipates generating enough power to meet its energy demands. Pearl River Tower is a self-sustaining, environmentally intelligent building that is a stunning new icon for the future of the region.

3. Bank of America Tower, New York City

The Bank of America Tower is Manhattan’s 2^nd tallest building and 1^st LEED Platinum eco-tower. The designers of, Cook + Fox Architects have incorporated rainwater capture and floor-to-ceiling windows for natural lighting, natural gas fuel cells for on-site electricity and sunlight-sensing LED lights maximize efficiency.

4.The Lighthouse Tower, Dubai

The Dubai International Financial Centre Lighthouse Tower incorporates 4,000 photovoltaic panels on the south facing facade as well as three mega 225 kilowatt wind turbines to meet its electricity needs.

Designed by the Atkins Group, the 66-floor Lighthouse Tower is designed to produce the smallest carbon footprint possible. It is structured as two separate towers connected by a bridge at level 10, and features numerous sky gardens. The tower hopes to reduce energy consumption by 65% and its water consumption by 40% when matched against similar structures.

5.The CIS Tower, Manchester England

The CIS Tower is the second-tallest building in Manchester, England. Measuring 387 feet tall, the glass roofed building is home to Co-operative Financial Services. The Tower was built in 1962, and is a fine example of green retrofitting. The new and improved CIS Tower may be considered the ultimate is solar, with more than 7,000 panels on the façade provide a weatherproof barrier, and generate about 390kW of power for the building. In total, 7,244 Sharp 80W modules are used to cover the entire service tower (but apparently only 4898 of these modules are “live” the others are “dummy modules”). Additionally, there are 24 wind turbines on the roof, and the ability to produce 10% of its energy needs.

The £5.5 million ($10.1 million) solar project was supported by a £885,000 (US$1.64 million) grant from the Northwest Regional Development Agency and a £175,000 (US$ 324,435) grant from the Department of Trade and Industry.

6. The Hearst Tower, New York City

The Hearst Tower was the first skyscraper in Manhattan to achieve LEED Gold accreditation. Built atop the existing Hearst building, this innovative addition hsed 80% of the steel was recycled, as well as the floors and ceiling tiles are made from recycled materials. Architect was Norman Foster designed a “diagrid” triangular framing pattern required fewer steel beams to achieve the same rigidity as a conventional skyscraper. Rainwater is collected on the roof and is funneled into a 14,000-gallon tank in the basement, and accounts for 50% of the tower’s usage. It’s pumped into the cooling system, used for irrigating plants in communal spaces called “sky gardens” and to power the 3-story waterfall which cools and humidifies the lobby air (like NYC needs more humidity). The building also boasts a smart elevator system, which retains memory and optimizes paths based on previous data, headcounts, and floor requests.

7.The Burj al-Taqa (Energy Tower), Dubai

Unlike most of the U.S. and Europe, Dubai has the issue of extreme heat. The Burj al-Taqa is 68-story super eco-tower has a cylindrical shape that is designed to expose as little surface area to the sun as possible, thanks to a façade built from a new generation of vacuum glazing. A protective solar shield reaches from the ground to the roof and covers 60% of the building. It protects the side most affected from the sun’s glaring rays, making sure that none of the rooms are exposed to direct sunlight. The remaining 40% of the structure has diffused light that is tempered by a mineral coating on the windows. This objective is to shield the building from outside heat, keeping the temperatures inside at a low, comfortable temperature.

“Such a building has to work like a thermos flask,” says DS-Plan’s energy manager Peter Mösle. “It has to have a cooling effect in the summer and retain heat in the winter.”

Burj al-Taqa also has a natural air conditioning system. Lateral openings in the towers suck in cool air like a chimney. The heavier cool air sinks downward, displacing the lighter air; therefore creating a temperature that is ideal for the working environment. Additional fresh air, cooled by sea water, is pumped into the interior of the building by means of a duct system at the same time. There are three large cooling units in the cellar of the skyscraper, also lowering the inside temperature.

Burj al-Taqa was modeled after ancient Persian architectural features. It is #22 on the list of the tallest buildings in the world thanks to the 200-foot wind turbine that will sit atop the building. The turbine, accompanied by two photovoltaic facilities produce the electricity to meet the needs of the building. Additional energy is provided by an island of solar panels that drift in the sea within viewing distance of the tower.

8.Waugh Thistleton Residential Tower, London

This eco-residential building employs 4 helical wind turbines attached to one side of the tower have the potential to generate 40,000kW hrs a year, more than 15% of its energy needs.

9. 340 on the Park, Chicago

If you have $700K to throw down on a 1,600 square-foot condo in this tower designed by archtiectural firm Solomon Cordwell Buenz, you can enjoy low utility bills thanks to the building’s fully insulated windows and rainwater capture system. The building was designed Post-Tensioning in order improve the floor-to-ceiling height for residents.There is also a multi-story winter garden starting on the 25^th floor and it is connected to the Chicago pedway system. 340 on the Park is the first residential tower in the Mid-West America to achieve Silver LEED certification.

10. The Urban Cactus, Rotterdam

Designed by UCX Architects, the Urban Cactus is a residential project in the Netherlands that offers 98 residential units on 19 floors. The staggered design and curvy balconies which looked like a stacked set of rotated, swoopy plates allow each unit’s outdoor space to get plenty of light from the sun. This also affords greater angles of natural sunlight to penetrate into the interior of the units themselves. While this tower may lack in the technology department, its carbon-mitigation potential is high thanks to all the photosynthesis happening on the porch gardens. Additionally, the building is white to mitigate the urban heat island effect.

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