Category Archives: California

The Housing Market And Green Labels: Location! Location! Efficiency!

By | Published: August 21, 2012

From produce to t-shirts, we know certain people are willing to pay more for organic, and that these people often seek out restaurants, vendors and brands that have earned certifications for their commitments to sustainable practices. Labels help consumers, who increasingly face a multitude of product and service offerings, make informed decisions. But what about a sustainably-labeled house? Will people pay more for a certifiably more efficient, or “green,” home?

A recent study, “The Value of Green Labels in the California Housing Market,” suggests that the market places significant value on certified green homes in California. Such green-labeled homes fetched a 9% premium versus non-labeled homes, based on statewide sales data for 1.6 million homes from 2007 to 2012. This translates to a $34,800 price premium for a home labeled by at least one of three standards: ENERGY STAR, LEED for Homes or California’s own GreenPoint label, on the $400,000 sales price of a non-labeled home. The research was conducted by Matthew E. Kahn, an economics professor at UCLA, and Nils Kok of Maastricht University in the Netherlands, a visiting scholar at the University of California at Berkeley. Their analysis controls for variables known to affect real estate prices including location, size, vintage and the presence of amenities.

The study estimates that the typical single-family California household spends $200/month on utilities, and thus stands to benefit from $720 in annual savings from energy efficiency measures that would reduce energy use by 30%. The authors point out that the $34,800 price premium of a green-labeled home is 48x the annual estimated utility bill savings of $720, suggesting that consumers value efficient homes for more than the direct financial benefits they produce.

All else equal, it is well understood that a resource efficient home uses less energy than an inefficient one, and will therefore have lower operating costs. But Kahn and Kok point out that ‘the added value of a green-labeled home far exceeds both the estimated cost of adding energy efficiency features to a home and the utility-bill savings generated by those improvements.’  

Since the non-financial benefits of a green-labeled home are a seemingly large part of their perceived value, effectively promoting energy efficiency requires a targeted marketing approach that taps into the consumer’s values -  perhaps some combination of increased comfort, improved indoor air quality and the signal of ‘conspicuous conservation’ that lets your neighbors know your own particular “shade of green.”  In fact, the study found that the value of a green-labeled home was positively correlated with the level of environmental ideology of a neighborhood, as measured by the percent of hybrid vehicle registrations. 

We tend to focus on cash-flows when doing a cost-benefit analysis of energy efficiency financing programs, weighing the upfront installation costs versus the resulting monthly utility bill savings. This makes sense given that non-financial benefits, to date, have been hard to value. However, this study is an indication that these benefits are indeed monetized at sale – and a 9% price premium sends a strong message that it pays to invest in energy efficiency!

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Energy Efficiency: A Resource For The Masses

By | Published: August 1, 2012

By: Jessica Feingold, EDF Financial Policy Fellow

EDF believes that On-Bill Repayment (OBR) can do for efficiency what the third-party finance model has done for solar.

A recent post on efficiency.org, entitled ‘Solar is for the wealthy? Not anymore!’ highlights the growth of residential solar projects in middle-income markets (areas with median incomes of $50k-$100k) at the same time that financing became widely available from the private sector.  While wealthier people have always been more likely to be able to afford the upfront costs of a solar installation, the introduction of solar leases and Power Purchase Agreements (PPAs) has extended the opportunity to a much wider range of consumers.  This increase was described in detail in the 2012 California Solar Initiative Assessment.  The success of solar among middle income households – achieved by eliminating upfront costs and allowing for monthly repayment through a solar lease or PPA structure – lends support to the notion that low-cost financing will be critical to making similar advancements in energy efficiency.

EDF has been working to create an OBR program in California that would provide financing for energy efficiency and renewable energy upgrades.  OBR uses private capital to finance these clean energy upgrades at no upfront cost to consumers.   However, OBR differs from the existing clean energy financing models in that it allows for repayment of a clean energy investment on the customer’s monthly utility bill.  This reduces the administrative burden of an additional bill, while at the same time strengthening the credit of the loan by leveraging historically strong utility payment history. Thus, OBR would provide low-cost capital to consumers for clean energy upgrades.

Middle-income earners, in particular, stand to benefit from OBR, since they otherwise do not have access to low-cost, unsecured financing.  Middle-income households are highly price-sensitive and likely do not have sufficient savings or home equity available to make clean energy investments that would reduce their utility bills, resource use and reliance on grid power.  That is precisely why private sector financing was critical to promoting solar among middle-income households.  Energy efficiency projects, on the other hand, have not yet attracted the low-cost private capital needed to achieve such widespread success.

OBR is an innovative financing solution that would allow middle-income households to realize the long-term benefits of energy efficiency, and provide more affordable financing for renewable energy projects as well.

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A Dynamic Approach To California Energy Use

By | Bio | Published: July 5, 2012

This commentary was originally posted on the EDF California Dream 2.0 Blog.

Californians are poised for a more functional, data-driven model for setting the prices people pay for electricity.  The new model will make the massive differences in costs of providing electricity during the course of a typical day more evident to us as energy users, thereby inspiring more efficient use of electricity resources.

The California Public Utilities Commission (CPUC) started a rulemaking to examine if the current rate structure for residential energy users is fair and equitable across customer classes and if it:

  • supports statewide-energy goals;
  • facilitating technologies that enable customers to better manage their usage and bills;
  • enables conservation and efficiency on the customer side of the meter; and
  • increases the reliance on non-fossil based generation to reduce overall greenhouse gas emissions.

We know already that the short answer is “no”, so CPUC is eyeing a transition to time variant (“dynamic”) rates.  According to Pacific Gas & Electric (PG&E), with time variant, or what is often referred to as “time-of-use”, pricing – rates “will be higher during summer weekday afternoons when electric demand is higher, typically noon to 6 p.m., May through October. In return you’ll pay lower rates at all other times. This means that when you use energy is just as important as how much you use.” 

EDF’s Energy team has been, and will continue to be, closely involved in the CPUC’s rulemaking, which will examine several facets of the current system.  EDF has also been involved in the related smart grid proceedings, such as the deployment of smart grid infrastructure – which provides the ability to both measure energy use in real time and inform customers about the costs (and environmental impacts) of their choices to use electricity at different times of the day.  This Advanced Metering Infrastructure (AMI) enables a smoother transition to dynamic rates for residential consumers.

EDF is very encouraged that the CPUC is considering  time variant pricing because it will help consumers to be more thoughtful about their energy usage, particularly at times when demand is peaking and pushing electricity supply sources to their limits.  This type of rate structure can encourage conservation and reduce peak demand while providing customers with more choices that can ultimately lower their monthly bills.  For example, allowing consumers to see how much they can save on their electric bills by reducing their energy use during peak hours will encourage a shift of energy-intensive activities, such as washing and drying clothing and dishes, to off-peak (and less expensive) times of the day. 

Because a dynamic pricing system will alleviate pressure on the electric grid during peak demand, it will also lead to a more stable, less expensive energy system that is increasingly resilient to extreme weather events.  The economic motivation should also help to create an easy way for consumers to make decisions more efficiently, thereby lowering their electric bills and shrinking their environmental footprints.   

Futhermore, dynamic pricing can help integrate renewables and electric vehicles into the electric grid by allowing utilities to respond to price signals more effectively.  For example, time-of-use rates support electric vehicle charging at times when grid resources aren’t strained, such as late at night or early in the morning when most people are sleeping. 

This new approach will facilitate conservation and energy efficiency, as well as an increase in the use of clean energy sources that avoid harmful greenhouse gas and urban air pollution.   If adopted, the dynamic pricing model can be a common sense approach to saving energy and money, while promoting energy efficiency and a smarter, “greener,” electric grid country-wide.

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“Good Jobs, Green Jobs” Explores Novel Financing For Energy Efficiency Upgrades

By | Bio | Published: March 8, 2012

This commentary was originally posted on the EDF California Dream 2.0 Blog.

Increasing energy efficiency (EE) and renewable energy are two ideal ways to cut climate pollution. Yet financing for these types of projects is often limited.

California has proposed using on-bill repayment (OBR) to help close a financing gap for EE that some have estimated to exceed $10 billion annually. It would be the first statewide program of its kind in the country to use third-party financing to fund energy-related upgrades for any type of building.

The program allows private loans for building efficiency upgrades and renewable energy projects to be repaid through utility bills. Billions of dollars could be made available at attractive terms for a variety of buildings, including single-family homes where owners are upside down on their mortgages, small businesses, large commercial properties and multi-unit rental buildings.

At next week’s Good Jobs, Green Jobs Western Regional Conference in Los Angeles, a panel of experts will discuss how the program can make energy upgrades more affordable and create good, green jobs. This workshop will feature a description of OBR, provide a status update on regulatory developments, and consider program design tradeoffs.

The workshop, “On Bill Repayment Solves the Financing Puzzle,” will be hosted by Environmental Defense Fund (EDF) and moderated by our Chief California Economist, Jamie Fine. Brad Copithorne, EDF’s energy and policy specialist who designed the program will describe how it works and how energy users can take advantage of the program to save money on energy bills and hedge against higher energy prices.

Other panelists include: Gretchen Hardison, Environmental Affairs Officer, Los Angeles Department of Water and Power; John Rhow, Director, Barclays Capital; and Neil Alexander, Account Manager, Utility Solutions Group, TRANE. These experts will share their perspectives on the program, and how it can be designed to meet the unique needs of their constituencies.

EDF looks forward to hosting the panel and discussing ideal ways to shape the final program. We are expecting California’s Public Utilities Commission to soon decide whether to offer OBR to all utility customers as a way to reduce energy use, grow the economy and protect public health and our environment.

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California Finds Common Interests In Financing Energy Efficiency Upgrades

By | Bio | Published: February 14, 2012

This commentary was originally posted on the EDF California Dream 2.0 Blog.

OBR Moves Forward

Last week, the California Public Utilities Commission (“CPUC”) held a well-attended three-day workshop to discuss a potential On-Bill Repayment (“OBR”) program and other statewide financing solutions for energy efficiency upgrades.

We thought it would be helpful to highlight some of the key takeaways:

The Funding Gap is Large – Jeanne Clinton of the CPUC used charts to show that the annual need for energy efficiency upgrades in California exceeds $10 billion but that current ratepayer spending was about $1 billion. In this economic environment, it is unlikely that ratepayers or taxpayers will make up the difference. EDF believes that addressing this gap will require active engagement from a wide variety of investors ranging from large banks to local institutions. Additionally, demand generation must come from a variety of sources ranging from the largest contractors and Energy Service Companies (ESCOs), home improvement retailers and appliance retailers down to the smallest contractors. Fortunately, the workshops drew participants from all of these groups. Wells Fargo, Deutsche Bank, Citi, Trane and SolarCity were among the attendees, each of which committed multiple person-days to the proceedings.

Setting a Goal – Cisco Devries of Renewable Funding identified the auto loan market might provide some attractive benchmarks for energy efficiency lending offerings.. Auto loans are offered by a number of financial institutions, are usually originated seamlessly in the dealer’s office and are currently available at a rate of 3.7% for five-year loans. Cisco said that much of the low cost is driven by standardization and the ability of banks to finance large pools of loans in the capital markets. EDF, however, hopes that an OBR program would offer better consumer protections than the auto loan market.

Publically Funded Credit Enhancements are a Good First Step – Christine Solich of the California Treasurer’s office and Angie Hacker of Santa Barbara each discussed how they have been able to entice local credit unions to participate in energy efficiency lending programs through loan loss reserves ranging from 5-15%. Alfred Griffin of Citi explained that banks would either need a much larger reserve (possibly more than 30%) or 10+ years of loan performance data in order to satisfy the needs of rating agencies and institutional investors. On the other hand, Alfred said that the California OBR proposal would likely provide sufficient data because it uses utility bill payment records that go back for decades..This opportunity, however, would not be available for an OBR program that did not use all of a utility’s standard collection procedures for delinquent payments.

OBR can Work – The utilities raised numerous legal concerns while consumer advocates questioned whether residential customers would be adequately protected. Proponents of the OBR program heard these concerns and can only support it if it doesn’t expose utilities to significant increased liability or provide adequate consumer protection. Fortunately, Jeff Pitkin of New York discussed how his state has managed to overcome these obstacles to establish an OBR program. From the perspective of the utilities and residential customers, the New York OBR program is virtually identical to the California proposal and we are hopeful that we can incorporate many of their best practices to address these problems. (The California OBR proposal differs from New York in that it is initially open to a broad range of lenders and investors and has a much broader range of projects, financing structures and building types.)

I had the opportunity to spend time with representatives from most of the key constituencies and believe that there is genuine interest in working together to provide a low-cost financing solution for Californians.

EDF is excited that large statewide contractors such as Trane and SolarCity were willing to take time out of their busy schedules to attend. These firms will need flexible, statewide solutions from leading financial institutions to finance their customers’ projects. We believe that an OBR program that fully benefits from utility bill collection policies will be able to meet their needs, increase investment in energy efficiency and create jobs for Californians.

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California’s On-Bill Repayment Program Takes Two Steps Forward

By | Bio | Published: February 7, 2012

This commentary was originally posted on the EDF California Dream 2.0 Blog.

Last month, the California Public Utilities Commission released for comment EDF’s proposal to create the first statewide on-bill repayment (OBR) program that pays for energy efficiency and renewable energy upgrades for residential and commercial properties using third-party financing. The proposal is taking two important steps forward this week.

The first step: Senator Kevin de Leon (D-LA) and Senator Lou Correa (D-Orange County) today introduced enabling legislation for the program. Based on preliminary conversations, we are optimistic that this proposal will receive support from members of both political parties.  This bill is designed to deal with questions regarding the agency’s authority to develop an OBR program.  It also provides a mechanism for property owners to disclose OBR projects to prospective renters or buyers. This disclosure will enable a building occupant to see how the money saved by the efficiency project will be used to pay back the OBR investment tied to their property.   

The second step: the CPUC is hosting workshops in San Francisco on February 8-10 to discuss the OBR proposal and other aspects of energy efficiency finance. More than 200 stakeholders and other members of the public are expected to participate in the workshops, including several contractors, lenders, Energy Services Agreement (ESA) companies and building owners that see an attractive economic opportunity in the program.

EDF looks forward to working with all interested parties, to construct a successful program that can begin financing projects early next year.

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California Follows Smart Meter Best Practice: Proactively Address Public Concerns

By | Bio | Published: February 2, 2012

This commentary was originally posted on the EDF California Dream 2.0 Blog.

Energy powers our economy. But our outdated energy system is wasteful, expensive and a major source of pollution, leading to the deaths of approximately 60,000 Americans per year. Utilities in California and across the country are now investing billions of dollars to modernize that infrastructure, making use of the information technologies that have revolutionized so many other realms of our lives. The smart grid they're building will improve air quality and the health of millions of Americans affected by air so dirty it is often dangerous to breathe.

Smart meters are a key component of the smart grid. They unlock air quality, climate pollution and public health benefits by enabling two-way, real-time communication that gives households, small businesses, manufacturers and farmers (and the utilities that serve them) the data they need to cut energy use and electricity costs. These devices help ensure that every day energy users reap the many benefits of the smart grid.

Yesterday, the California Public Utilities Commission (CPUC) approved a proposal by Pacific Gas & Electric (PG&E) that allows customers to keep their analog meters and opt out of using the new wireless smart meters. This decision is designed to address concerns of individuals who describe themselves as having electromagnetic hypersensitivity to radio frequencies (RF), and report getting headaches, fatigue, nausea and insomnia from exposure.

The radio frequencies used by smart meters are now pervasive in our lives, emitted by our cell phones, microwaves, baby monitors, and numerous other devices we use daily. To understand the potential health risks associated with use of these devices, EDF has completed a thorough review of the scientific literature on the potential effects of electromagnetic and radio frequencies (EMF/RF) on human health. We have reviewed reports from the World Health Organization (WHO) and the California Council of Science and Technology (CCST). We also consulted with outside experts, including Dr. Leeka Kheifets, a Professor in Residence at UCLA who sits on the Standing Committee on Epidemiology for the International Commission on Non-Ionizing Radiation Protection.

The WHO review states that “in the area of biological effects and medical applications of non-ionizing radiation, approximately 25,000 articles have been published over the past 30 years. Scientific knowledge in this area is now more extensive than for most chemicals.” These studies, it concludes, find that “current evidence does not confirm the existence of any health consequences from exposure to low level electromagnetic fields.”

The WHO assessment spotlights the importance of conducting rigorous scientific research to evaluate environmental and health problems, a core principle of EDF. Our policies are based on the best available science and are altered as necessary when new evidence comes to light.

This research helped inform EDF’s position that the limited RF exposure levels associated with smart meters should not result in reduced support for the smart grid, especially in light of the significant health benefits it will deliver by enabling far less use of fossil fuels and far greater reliance on clean, renewable energy, including small, community-based generation like rooftop solar PV.

Today’s ruling strikes the proper balance: sustaining progress toward a smart grid with its multiple public health benefits while addressing individuals’ concerns. It gives consumers the same type of choice about what technologies to use in their everyday life.

We support the PUC's decision and continuing research on the possible health effects of radio frequencies.

For more information on this topic, please see EDF President Fred Krupp’s memo on “Health and the smart grid.”

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Getting ‘Smart’ About Your Energy Use Just Got Easier

By | Bio | Published: January 20, 2012

This commentary was originally posted on the EDF California Dream 2.0 Blog.

Source: Green Button

On Wednesday, I attended a presentation of the Green Button at EMC2, hosted by Silicon Valley Leadership Group, OSIsoft and SolarCity, and moderated by Aneesh Chopra, U.S. Chief Tech Officer and Advisor to the President.  

In essence, Green Button is literally a green button on utility customer interface websites that customers can click to instantly download their historical energy use data in a simple, standardized electronic format.  Customers can then upload the data into software applications, or give it to consultants that provide services such as identifying how to save money by using less energy. 

All of the big California utilities – SCE, SDG&E and PG&E – have embraced the concept and will offer the Green Button to their millions of customers. There is a hope that utilities across the country will also adopt it.

One presenter observed that Americans, on average, waste 20% of the energy that they purchase. This creates a huge opportunity to save money on energy and help to protect the environment by avoiding demand for energy generated by dirty sources, including coal-fired power plants.

Yesterday’s event revealed what can be accomplished when software innovators, government leaders and utilities focus on a common goal. Chopra is widely recognized as an IT innovator in government and he challenged the utility industry to develop access to consumer data in September 2011. Now Green Button is a fully operational, widely embraced standard that will provide a buffet of energy use data for hungry software application developers. 

Testimonials were provided by up-and-coming CEOs in the energy sector, including oPower, Tendril, Lucid Design Group and Simple Energy.  Each company demonstrated how Green Button will drive innovations in energy use software applications.  For example, Tendril announced that its platform, Tendril Connect, will “connect utilities and energy service providers, consumers and app developers to achieve smarter energy usage.”

One question I was left with was, “just how green is the Green Button?” Currently, only the color pallet is green; no pollution information (such as greenhouse gas emissions) is associated with the energy use data. 

While Dr. David Wollman, Deputy Director of Smart Grid & Cyber-Physical Systems, and Manager, Smart Grid Standards and Research at the National Institute of Standards and Technology (NIST), indicated that the Green Button standards do have accommodations for emissions information, there will need to be positive pressure to fully develop that piece of the button. 

And that’s where EDF and you can come in.  We need to encourage efforts to rigorously link emissions information with energy use, in both time and place.      

As part of EDF's smart grid work, we are working with utilities, regulatory agencies and third parties in California and across the country to ensure that innovators have access to an emerging and competitive utility market.  Access to standardized energy use data is an essential piece.  Why?  So they can provide consumers with new tools that help them better understand and manage their energy use, which can save money, cut pollution and help protect the planet.

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California PUC Releases EDF On-Bill Repayment Proposal

By | Bio | Published: January 11, 2012

This commentary was originally posted on the EDF California Dream 2.0 Blog.

Source: US DOE EERE

Low-Cost Financing for Energy Efficiency Upgrades

The California Public Utility Commission today released a proposal by Environmental Defense Fund (EDF) that, if adopted, would create the nation’s first statewide on-bill repayment (OBR) program for energy efficiency and renewable energy upgrades to be financed entirely by third parties.

In a preview post last month that featured the program details, EDF applauded the CPUC for its vision in taking this first step forward. A well-designed OBR program presents the opportunity to take energy efficiency to scale—in the billions of dollars—on all types of buildings without using taxpayer or ratepayer funds.

OBR is an innovative, cost-effective approach that will lead to a robust marketplace for energy efficiency lending, save energy users money, put people to work and avoid greenhouse gas pollution. It could also lower financing costs for distributed solar projects.

EDF is building a coalition of environmental groups, financial institutions, contractors and project developers that support and want to participate in on-bill repayment programs. The feedback and interest has been very encouraging.

The CPUC is accepting initial comments on the proposal through January 25 and will be holding workshops February 8-10. A final decision expected in April. California’s OBR program could start in early 2013. We have every reason to believe that other forward-thinking states looking to fight climate change and grow their economies will follow California’s lead. That would be a welcome sign that this country is moving in the right direction and responding to voter concerns.

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California PUC Previews Statewide On-Bill Repayment Program

By | Bio | Published: December 8, 2011

This commentary was originally posted on the EDF California Dream 2.0 Blog

Low-Cost Financing for Energy Efficiency Upgrades

At a hearing yesterday chaired by California State Senator Kevin de Leon that explored ways to expand energy efficient retrofit activity, Jeanne Clinton, Special Advisor for Energy Efficiency at the California Public Utility Commission (CPUC), announced that her agency is working with Environmental Defense Fund (EDF) to establish the first statewide on-bill repayment (OBR) program for energy efficiency and renewable energy upgrades to be financed entirely by third parties. The CPUC/EDF proposal is expected to be released later this month.

EDF applauds the CPUC for its vision in taking this first step forward. A well-designed OBR program present the opportunity to take energy efficiency to scale—in the billions of dollars—on all types of buildings without using taxpayer or ratepayer funds.

OBR is an innovative, cost-effective approach that will lead to a robust marketplace for energy efficiency lending, save energy users money, put people to work and avoid greenhouse gas pollution.

Here’s how it would work: banks and other investors would be allowed to provide loans to building owners and renters to fund energy efficiency upgrades and renewable electricity generation projects. The program can work for single-family, multi-family and commercial buildings and include a wide variety of financing techniques including loans, Energy Service Agreements, leases and Power Purchase Agreements. If all goes as planned, California’s OBR program is set to commence in early 2013.

Here are some of the key program features:

  • Residential projects will have to promise savings in excess of the loan repayments so participating customers see a net decline in utility bills.
  • Investments will be funded by third-parties such as banks and other financial institutions. Given that loans are repaid through utility bills, low interest rates and attractive terms are expected to be available from a variety of lending institutions, from local credit unions for residential upgrades to million-dollar bank loans for commercial building overhauls.
  • Utilities will benefit from fees paid by lenders for billing services and improved results from existing energy efficiency programs.

EDF has been building a coalition of environmental groups, financial institutions, contractors and project developers to support and/or participate in on-bill repayment programs. The feedback so far has been encouraging for many reasons. EDF believes this program could spur investments in the range of $3 billion per year, creating more than 20,000 jobs.  Having the program in place for only five years would decrease annual CO2 emissions by about 7 million metric tons, the equivalent of taking more than 4 million cars off the road.

Stay tuned for the CPUC announcement later this month.

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