economic realities for sustainable real estate green retrofit lending 34 th annual real estate &...
TRANSCRIPT
Economic Realities for Sustainable Real Estate
Green Retrofit Lending
34th Annual Real Estate & Economics Symposium
Fisher Center for Real Estate & Urban Economics
University of California at Berkeley
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Enterprise Overview
Our mission is to create opportunity for low- and moderate-incomepeople through fit, affordable housing and diverse, thriving communities
Since 1982, Enterprise has invested more than $11 billion to build orpreserve more than 300,000 homes across the United States
We are a leading provider of financial and intellectual capital foraffordable housing development
Environmental sustainability is embedded in our mission and willultimately infuse all aspects of Enterprise’s activities and operations
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Retrofit Process
Review Building Portfolio
Select Building to
Receive Energy Audit
Choose Energy Auditor
Perform Building Audits
Review Audit Results, and
Select Upgrades
Cost and Bid Out
Improvements
Finalize Funding / Financial Package
Install Improvements & Monitoring
System
Train residents and maintenance
staff
Monitor savings and
health improvements
Verify Installation
Make Adjustments
(As Necessary)
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ENERGY SAVINGS, WHAT SAVINGS?
Audit Findings from 32 Buildings:
From the Bay Area (19 buildings) and LA (13 buildings)
Master metered (17) and Individually metered (15)
Low rise (10) and High rise (22)
Total 2,227 units
Audit Findings from 32 Buildings:
From the Bay Area (19 buildings) and LA (13 buildings)
Master metered (17) and Individually metered (15)
Low rise (10) and High rise (22)
Total 2,227 units
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AUDIT FINDINGS
Reduction in energy costs over existing conditions:
Utility savings* in master metered buildings ranged from a low of 10% to a high of 47%; average = 26%
Savings in buildings with a combination of master and individually metered utilities ranged from 19% to 45%; average = 28%
Per unit savings averaged at $270 per unit per year
* Gas, electric & water
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WHERE DID THE SAVINGS COME FROM?
Efficiency Measures that resulted in the highest Savings to Investment Ratio:
Domestic Hot Water Interior Lighting Thermostats Exit Lights Low Flow Toilets Heating boiler Air Handling Units
Retrofit cost per unit – ranged from < $1,000 / unit to ahigh of $11,000 / unit; average = $5,000 / unit
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The Bay Area Multifamily Fund (BAM Fund)
An innovative effort to improve energy and water efficiency in older affordable multifamily buildings
Provides free energy audit, technical support, and favorably termed debt.
Leverages other resources
Located in nine county Bay Area
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GOALS of the BAM Fund
Improve property cash flow
Improve health of buildings and residents
Reduce greenhouse gas emissions
Link to green jobs programs
Enable retrofits to occur more quickly than a full rehab
Prove the concept that energy savings can be projected with accuracy and monetized to drive debt that can be raised from the capital market.
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BAM Fund Loan Terms
Interest Rate 5%
Loan Term 10 years
Debt Coverage Ratio 1.15 – 1.25
Security/Collateral unsecured; flexible guaranty
Repayment Source amortized monthly payments
Loans repaid with savings achieved as a result of the energy and water efficiency improvements
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Projected Energy Savings and Debt Service Calculations
EXAMPLE #1: Oakland, 98 units of family housingHistoric mid-rise building
COST OF IMPROVEMENTS: $358,182 ($3,654/unit)ENERGY SAVINGS: $13,327/yearDEBT LOAD: $83,770
Projected Energy Savings Over Current Use: 17% (includes water)
Exhaust Fan Testing
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Proposed Financing Scenario
DEBT $ 83,770
Weatherization $ 142,472
CA Solar Thermal $ 50,000Rebate Program
City Housing Funds $ 81,939
$ 358,182
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Example #1 Project Budget Scenario
Toilets (dual flush converters) $5,288
Lighting controls $1,087
DHW - Boiler Replacement $15,217
Exit lights $4,935
HHW - Boiler Replacement $51,712
Roof insulation $18,406
Roof covering $115,500
Common Area Refrigerator $646
DHW - Solar preheat array $122,067 Public toilet replacement (low flow) $823
Service doors (flush metal) $7,109
Windows - wood $3,878
Smoke/Fire Detectors $11,515
TOTAL 358,182
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Learnings to Date
Energy savings may not be adequate to support the level of debt desired
Owners are wary of borrowing based on “projected” energy savings
The energy audit process is complex….need to be clear about assumptions being inputted into the energy model, and the outputs desired
Monitoring utility data pre and post retrofit will be extremely important to proving that energy savings can be projected and monetized to leverage capital