financing energy efficiency in the commercial building sector is there hope post-pace? fall 2010
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FINANCING ENERGY EFFICIENCY IN THE COMMERCIAL BUILDING SECTOR Is There Hope Post-PACE? Fall 2010. DISCUSSION CONTEXT. Federal, State, Local and Institutional already addressed. Newly-constructed commercial already addressed. - PowerPoint PPT PresentationTRANSCRIPT
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FINANCING ENERGY EFFICIENCY IN THE FINANCING ENERGY EFFICIENCY IN THE COMMERCIAL BUILDING SECTORCOMMERCIAL BUILDING SECTOR
Is There Hope Post-PACE?Is There Hope Post-PACE?Fall 2010Fall 2010
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DISCUSSION CONTEXT
Federal, State, Local and Institutional already addressed.
Newly-constructed commercial already addressed.
Deep reductions in energy intensity in existing commercial investment properties are the challenge.
Efficiency in public/institutional buildings is “policy-driven”, while efficiency in commercial buildings is “market-driven”.
Focus is addressing market barriers to retrofit financing in the existing commercial sector.
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ENERGY STAR AND INCREASED TENANCY
Multiple other studies show similar results
Multiple other studies show similar results
Co-Star study shows higher occupancy rates for ENERGY STAR buildings
Co-Star study shows higher occupancy rates for ENERGY STAR buildings
National average comparison of occupancy rates of Energy Star-labeled buildings vs. non-labeled buildings over a two-year period.
•Lower operating costs/increased cash flow•Potential increase in occupancy
•Potential increase in property value/sales valuation•Federal tax deduction
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AVAILABILITY OF ENERGY EFFICIENCY FINANCING
• Markets that Work– Federal– MUSH
• Markets that Don’t Work– Residential– Office Buildings– Retail / Food Service– Hospitality
• Key Differences– Owners not credit-worthy– Assets are Pledged
13%
87%80 billion/sf
12 billion/sf
The Focus of PACE Financing
$3.5 billion/yr
$0.0 billion/yr
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CURRENT STATUS
On-Bill Financing not broadly applicable
ARRA funds unable to be leveraged
With PACE stuck in the regulatory mud, does the industry have a Plan B?
One possibility: expanding the federal Title XVII program to create a commercial performance contracting market, using the Federal ESPC market as a model
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Creating a Commercial Performance Contracting Market, using Federal ESPC as a Model
Goal is target and remove the point of market failure: LLC counter-party risk.
Solution is to simulate the hybrid credit structure of a Federal ESPC.
Critical elements -- back-stopping the property LLC with a Federal guarantee.
-- confining the guaranty to LLC default, not performance.
This would effectively simulate the hybrid credit structure of a Federal contract:
LLC payment obligation tied to verified savings (Government-backed)Contractor payment obligation tied to unrealized savings
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The Argument for Performance Contracting
Primary financing tool utilized in the Federal/MUSH markets
PC effectively parses counterparty and performance risk, allowing the former to be singled out for a guaranty.
The value in EE retrofits is not the equipment cost, but the creation of ongoing savings over time. It is clear that the realization of long-term savings is tied to verification and liability*.
The capital markets have accepted performance contracting.
Option A (M&V) will facilitate lending to small-sized contractors and properties.
* Performance contracting is the best means of assuring energy consumption and GHG emissions reductions will endure.
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Exposure to the Taxpayer
Structural goal: Large, widely-diversified pool of PC loans to high-performing commercial properties.
• Geography• Building purpose• Building size• Building age• Etc.
Loss Reserve Goal: Assessed based on broad market average (i.e. 5%), while exposure is limited to high-performing buildings.
Ineligible
Eligible
All large commercial buildings
• High-occupancy• Moderate debt• Strong cash flow• Etc.
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Underwriting Federal ESPCs
Lender’s Perspective
Acceptable hybrid credit: If savings are verified, agency paysIf not, contractor pays
Firm cash flow
Proven technologies
Standardized contract
Standardized M&V protocol
Projects bundled by ‘aggregators’ to critical mass for securitization
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Underwriting Commercial PC
Lender’s Perspective
Acceptable hybrid credit Same of Federal
Firm cash flow Same of Federal
Proven technologies Same as Federal
Standardized contract BOMA BEPC
Standardized M&V protocol Same as Federal
Projects bundled by ‘aggregators’ Same as Federal
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Critical Success Factors
The Owner’s Perspective
Make it simple !!!!!
Streamlined contract
Cost of capital
Efficient approval process with DOE
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Cost of Capital
Best proxy for pricing Commercial PC is Federal ESPC.
Federal ESPC pricing average roughly 225 bps over USTs.
Commercial PCs may require a slight premium, e.g., 50 bps, at the outset, suggesting pricing at 275 over USTs.
Cost comparisons on 10-Year* Projects --
Commercial PC may be priced lower than Federal ESPC for four reasons: greater volume, more competition, wider diversification, and make-whole provision.
Federal ESPC Commercial PC Baa Corporate PACE Commercial Mortgage
5.00% 5.50% 5.75% 7-8% ??
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Efficient Implementation
Lenders/contractors screen projects according to published eligibility criteria*
Owner/contractor screen candidate properties against the criteria
Lenders aggregate projects into portfolios of critical mass.
DOE may issue single guarantee covering entire portfolio.
DOE due diligence focused on government exposure: property profile.
DOE may outsource initial review process to a property management firm (JLL, CBRE, C&W, etc.) or a management consulting firm (BAH, Bearing Point, Accenture etc.)
* Current appraisal, historical occupancy, debt service coverage, debt-to-value, etc. With largely objective criteria, there will be three levels of industry vetting – owner, contractor and lender. Four if review is outsourced.
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ContactContact::
John J. ChristmasJohn J. ChristmasHannon Armstrong Capital, L.L.C.Hannon Armstrong Capital, L.L.C.1997 Annapolis Exchange1997 Annapolis ExchangeSuite 520Suite 520Annapolis, MD 21401Annapolis, MD 21401410-571-6164410-571-6164www.hannonarmstrong.comwww.hannonarmstrong.com