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Green & Healthy Property  Management Webinar

Wednesday, April 3, 2013 1:00 ‐

2:30pm EST

For Audio please call: (866) 740-1260

Participant code: 4559883

For Audio please call:

(866) 740-1260

Participant code:

4559883

WelcomeJesse Elton, LISC Housing

jelton@lisc.orgLISC.org

Written QuestionsWritten Questions

See your questions and the presenters’ responses here

To ask a question at any time, type it into the Chat with Presenter text box at the bottom of the chat area, and click the Send button.

Boston LISC Mass Green Retrofit Initiative

Elizabeth Glynn, Program Officereglynn@lisc.orgBostonLISC.orgMAGreenRetrofit.org

Who’s on this webinar?

Mass Green Retrofit Initiative

Benchmark energy and water

On‐site energy assessments 

Energy and water retrofit project design 

Coordination with available rebate/incentive programs

Preparation of financing packages for retrofit work

Construction or project management oversight 

System commissioning and testing 

Staff training and O&M manuals 

Measurement and verification of energy savings

Green & Healthy Management

developed with CDC and 

management staff

practical, workable 

measures

no new processes

clearly articulate tasks 

to achieve goals

pre‐emptive upgrades 

rather than emergency

NYC LISC

Green &Healthy Neighborhoods Colleen Flynn, Community Development Officercflynn@lisc.orghttp://www.lisc.org/nyc/

Holistic  Approach to Weatherization

Manage property intake & verifying tenant income eligibility

Conduct a feasibility and financial analysis, and secure capital

Contribution from project reserves or the property owner

Oversaw production of energy audits to measure pre‐retrofit usage & costs

Develop a work scope to deliver high energy efficiency improvements 

Manage construction and quality assurance 

Building owners & staff on energy efficiency & maintenance

Provide tenant engagement

through door‐to‐door outreach

Conduct post‐commissioning

On‐going energy & water performance data analysis to verify savings

Two Shades of Green

Helping affordable housing property managers, owners and residents create 

healthy and safe buildings that consume less energy and water whilereducing operation and maintenance costs.

Integrating energy and water retrofits, safe pest management, smoke‐free 

housing, active design and green cleaning principles.

Using adaption of Boston LISC’s Green and Healthy Guide

Developing action plans to execute low‐cost green interventions by 

benchmarking, tracking progress and providing technical and onsite support.

LEAN Multifamily

utility ratepayer‐funded efficiency program in Mass.

provides all cost‐effective retrofit measures in affordable 

multifamily properties

direct result of advocacy at utilities and state –

affordable 

multifamily pays in as ratepayer, but had little success  accessing residential or commercial programs

further supported by Massachusetts Green Communities 

Act to reduce GHG emissions

Benchmarking

WegoWise ‐

water, electric, gas & oil 

one‐time building & utility data input

automatic downloads from utility companies

building maintenance

target tenant problems you might not know about

utility use troubleshooting

prioritize retrofit/rehab

board/funder/lender interest

Benchmarking Success

gather and input building data

gather and understand tenant data

use the information regularly and meaningfully with 

property management

might be challenging to attribute energy efficiency 

benefits to a single upgrade

Poll!

Prioritize Efforts

Prioritize Efforts

Post‐Retrofit Detail

Utility Use Trouble Shooting

2005

7%

23%

10%60%

40%

2011

6%

19%

14%61%

Electric

Heating Fuel

W&S

Non‐UtilityExpense

39%

$0

$100

$200

$300

$400

$500

$600

$700

$800

$900

1990

1992

1994

1996

1998

2000

2002

2004

2006

2008

2010

wat

er c

ost p

er u

nit

3% TrendingActual % Increase

14.5%11.5%

9.5%

Water Use

What uses the most water?

Damp Homes Increase Health Risks

27

Health Problem Estimated % Increase Risk of Health Problem in Damp Homes

Upper respiratory tract symptoms

52%

Cough 50%

Wheeze 44%

Current asthma 50%

Ever-diagnosed asthma 33%

Source: National Academy of Sciences (2004)

What is Integrated Pest Management? 

Monitor pests to understand the problem

Keep pests out, give them no place to hide

Change surrounding landscape

Block pest entries, passages, hiding places

Reduce food availability

Practice proper food storage and disposal

No dirty dishes in the sink overnight

Clean crumbs, grease etc.

Knock down population

Traps

Appropriate pesticides

Why use Integrated Pest Management? Annual pest control costs for Boston multifamily

Pest costs per unit per year

Why use Integrated Pest Management?

Healthier Residents & Workers: Fewer asthma attacks, 

less exposure to pesticides, and less of a chance you will  take pests home.

Fewer complaints: A Boston Housing Authority 

development reduced cockroach work orders by 68%  after one year of IPM.

Fewer pests: You can stop infestations from growing and 

spreading disease.

Green Products

Volatile Organic Compounds (VOC) in many products

Air Fresheners

Cleaning Products

Sprays & Coatings

Formaldehyde

Carpets & Vinyl Floors

Drywall

Paint

Health Effects: breathing issues; allergic reactions; eye, nose,

and throat irritation; headaches, loss of coordination, nausea;  damage to liver, kidney, and central nervous system.

Oak Terrace – Smoke Free Pilot

84% say smoke bothers 

them

16% allow smoking in 

some places of their  house; 84%

do not

97%

of households 

support a smoke‐free  housing policy

Panelists

Peter Graham – Just‐A‐Start 

Corporation

Michael Ferguson – Peabody Properties

Beverly Craig – Homeowner’s Rehab, 

Inc.

Moderator –

Ellen Tohn

Tohn

Environmental Strategies

Just A Start Corporation

598 Rental units in 42 buildings

Greatest Green & Healthy Accomplishment

Hire appropriate skilled management companies with shared goals for 

environmental health and sustainability

Focus on the assets with a goal of maximizing efficiency

Reduction of Water Consumption 

Linwood Court: 45 units, 8 buildings

Water bill was chronic budget buster

After retrofit of faucets and fixtures by third 

party water conservation firm, we realized 

savings of $10,700 or $238 per unit in first year

Just A Start CorporationAdopting a portfolio policy

Having the opportunity to dedicate a significant share of one staff member 

to implement the process was key.

The policy closely mirrors one of our management companies existing 

plan, but having the conversations with the actual site team helped bring 

the policies into focus and eventual practice.

The strength and buy in of the lead maintenance personnel is critical.

Saint Patrick’s Place: 32 units, 4 Bldgs

Boiler Retrofit at 6 unit realized $300/unit 

savings in first year.*

New Windows with focus on air sealing.*Adjusted for heat degree days

Just A Start CorporationAlways be prepared to jump at conservation program offerings

402 Rindge Ave: 273 units

Boiler Retrofit –change from atmospheric to sealed 

combustion with co‐gen system.

Currently undergoing enhanced CNA to position for 

next 25 years.

Squirrel Brand Building: 18 units

Supplemental Solar Thermal system

Sponsored by US Department of Energy

Toilet + Showerhead + Aerator Replacement (simple)

Kelly Hou

se

91 unitsSection 8Seniors

End Date Start Date Gallons CCF Total Charge

1/8/2013 12/8/2012 197112 263.5 $3,106.68

12/7/2012 11/8/2012 203395 271.9 $3,202.72

400,507 $6,309.40

1/9/2012 12/8/2011 303485 405.7 $4,493.79

12/7/2011 11/8/2011 308945 413.0 $4,580.59

612430 $9,074.38

Total Savings 211,923 $2,764.98

Savings Per Month 105,961.5 $1,382.49

Total Cost

$52,037

Monthly Savings $1,382

Payback

37.6 months

Lighting + Refrigerators & Elec. to Gas DHW Conversion(cost $0 utility funded)

(cost $61,000 startup Jan 28th, 2013)

Kelly Hou

se

91 unitsSection 8Seniors

Feb 2012 Elec.

$3.17/unit/dayFeb 2013

Elec.

$2.10/unit/day…

difference $1.07/unit/dayAnnual Savings

=$1.07 x 91 x 365 = $35,540

Gas Cost

$13.78/day x 365 = $5,030

Payback (Combined)

2 years

Lighting + Refrigerators &

Elec. to Gas DHW Conversion

Kelly Hou

se

91 unitsSection 8Seniors

Feb 2012 Elec.

$3.17/unit/dayFeb 2013

Elec.

$2.10/unit/day…

difference $1.07Annual Elec. Savings=     $1.07 x 91 x 365 = $35,540

Utility Co. Projected Light + Refrigerator Savings

$23,217/year 

Elec. Saved by Gas Conv.

$12,323/year

Gas Cost

$13.78/day x 365 = $5,030

Net Savings

$7,293

Payback

8.4 yearsnot including incentives/rebates

Do it for the money!Do it for the money!Tracking our $230K annual savings

Tracking IDS Water LeaksTracking IDS Water Leaks

Recycling GradesRecycling Grades

Catch residents Catch residents ““greengreen””

handedhanded

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