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# Local Law 97 (LL97) FAQs (Part 1)
* August 13, 2024
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## **What does Local Law 97 of 2019 do?**
Local Law 97 of 2019 (LL97) sets carbon emission limits for large buildings in New York City, starting in 2024, with the goal of reducing emissions by at least 40% by 2030 and over 80% by 2050. The law applies to market-rate buildings over 25,000 square feet, multiple buildings on the same tax lot exceeding 50,000 square feet, and condo buildings governed by the same board with a combined size over 50,000 square feet. Non-compliant buildings face fines of $268 per ton of excess emissions. By 2030, LL97 is expected to cut the city’s carbon emissions by six million tons, equivalent to removing 1.3 million cars from the roads, while creating 26,700 green jobs and improving public health by reducing pollution.
## **How many buildings will be affected by this legislation?**
Approximately 40,000 buildings, covering nearly 60% of New York City’s building area, will be impacted by LL97.
## **What is the compliance timeline?**
LL97’s compliance timeline is structured to allow buildings sufficient time to incorporate projects into capital planning and align with replacement or refinancing cycles. Buildings must start reducing emissions in 2024, though 80% of affected buildings are already meeting their 2024 targets. More stringent targets are set for 2030 through 2050, aiming for an 80% reduction in emissions by 2050, in line with the city’s 80X50 goal.
## **What concrete steps can be taken to reduce emissions from buildings?**
Building owners can lower energy use by improving heating, cooling, hot water systems, roofs, windows, and electric appliances. Emissions can also be reduced by installing solar panels and switching to cleaner energy sources. Although buildings may still rely on fossil fuel power plants if they switch from fuel oil or natural gas to electricity, efficiency improvements should allow most buildings to meet their 2024 and 2030 targets. By 2035, as the grid becomes cleaner, buildings will need to electrify further. New York State’s Climate Leadership and Community Protection Act requires 100% of the state’s electricity to come from renewable sources by 2040, enabling buildings to reduce emissions using clean electricity.
## **What is a mediated resolution for market rate buildings?**
A mediated resolution is an agreement between the Department of Buildings (DOB) and a building owner not in compliance with emissions limits, provided the building owner has filed an emissions report, demonstrated “good faith efforts” to comply, and the mediated resolution facilitates compliance. Failure to adhere to the terms of the mediated resolution may result in penalties.
## **What if my building is affordable housing or contains rent-regulated units?**
Buildings with affordable or rent-regulated housing may be eligible for prescriptive or delayed compliance under LL97. The Prescriptive Pathway requires certain buildings to meet different requirements than most under LL97. Delayed compliance is possible under two timelines, the 2026 Pathway and the 2035 Pathway, as specified in NYC Administrative Code Title 28, Article 320.
## **Will this law cause energy costs to go up? What about residential or commercial rents?**
LL97 is expected to lead to long-term cost savings for both building owners and tenants by driving improvements in energy efficiency for building equipment and systems.
## **How are renewables outside Zone J credited?**
LL97 provides a deduction from building emissions for renewable power and hydropower directly connected to New York City, regardless of whether they generate RECs in other markets. Hydropower resource owners must certify the energy produced and verify that all non-power attributes are sold only once to comply with the law.
## **Why did the City decide to treat hydropower differently from other renewable resources?**
Hydropower, which does not involve fossil fuel combustion, directly connects to New York City’s electric system, improving air quality and reducing greenhouse gas emissions. Additionally, hydropower’s dispatchability, often integrated with pumped storage, reduces reliance on fossil-fueled generating facilities.
## **What is a clean distributed energy resource (DER) according to the law?**
Clean DERs are emissions-free energy resources like solar, wind, hydro, and geothermal, as well as energy storage resources that do not release new emissions. Fossil-based resources, such as gas-fired combined heat and power (CHP), are not included. Clean DERs are eligible for deductions under LL97 for helping lower the grid’s carbon intensity.
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# Measuring Project Success: Standards vs. Objectives
* August 9, 2024
Thousands of projects are underway every day across the United States—new buildings rising, roads being paved, and renovations transforming spaces. As the reality of climate change becomes increasingly urgent, corporations are now incorporating energy efficiency projects into their agendas. With this surge in diverse projects, the role of project managers becomes crucial in ensuring success.
## Adherence to Standards
For traditional construction, success is often measured by compliance with established standards such as the International Building Code and seismic load requirements. But in the realm of energy projects, standards must evolve to keep pace with innovation. Beyond basic equipment certifications and licensed installers, it’s essential to develop and adhere to standards tailored to green energy. Organizations like the National Building Code and National Electric Code are vital in this process. As they have started, they must continue to collaborate with manufacturers to create standards that address system compatibility, risk management, and durability, ensuring that these projects meet both current and future needs.
## Achievement of Objectives
Energy projects often involve complex and multifaceted objectives. Consider a renewable energy initiative with photovoltaic modules and integrated energy storage. While reducing grid electricity use is a fundamental goal, success extends beyond this. Key metrics might include the system’s contribution to grid resilience, its ability to manage peak demand charges through smart discharge, and the availability of real-time monitoring. Achieving these objectives requires a tailored approach rather than a one-size-fits-all solution. Embracing innovative strategies ensures that the project delivers meaningful, long-term results.
In summary, effective project management in today’s diverse landscape requires a dual focus: meeting evolving standards and achieving specific, impactful objectives. By addressing both aspects, we can drive successful outcomes that contribute to our sustainability goals and broader project success.
# Electrification: A Key to Decarbonizing Buildings and Combating Climate Change
* July 23, 2024
If you work in the building operations profession, you’ve likely encountered the term “electrification,” a concept that has gained significant traction in recent years. Electrification is crucial for the decarbonization of buildings, a critical step in reducing harmful CO2 emissions and combating climate change. But what exactly is electrification, and how does it contribute to a greener future? Let’s delve into this subject.
## **What is Electrification?**
Building electrification, according to the U.S. Green Building Council (USGBC), also known as beneficial electrification or building decarbonization, refers to the shift from burning fossil fuels like oil, gas, and coal for heating and cooking to using electricity instead. The goal is to create all-electric buildings powered by clean, zero-carbon electricity sources such as solar and wind energy. This transition is a key decarbonization strategy because it replaces fossil fuel use with electricity generated from renewable resources.
## **The Importance of Electrification**
Electrification plays a vital role in reducing greenhouse gas emissions, which are the primary drivers of climate change. By switching to electric systems powered by renewable energy, buildings can significantly lower their carbon footprint. This transition not only helps in combating climate change but also improves air quality and public health by reducing pollutants released from burning fossil fuels.
## **Big Shine Energy’s Turnkey Electrification Solutions**
At Big Shine Energy, we are at the forefront of the electrification movement, offering comprehensive turnkey solutions that transform buildings into energy-efficient, low-carbon environments. Our approach includes:
* **Energy Audits**: We start with a detailed energy audit to assess the current energy usage and identify opportunities for improvement.
* **Proposals**: Based on the audit, we develop customized proposals outlining the most effective electrification strategies for your building.
* **Project Management**: Our team manages the entire project, ensuring a smooth transition to energy-efficient technologies.
* **Partnerships with Manufacturers**: We collaborate with our own manufacturers, including Big Shine Worldwide and Big Shine LED, to provide cutting-edge energy-efficient technologies.
* **Implementation of Smart Technologies**: We upgrade buildings with efficient lighting, HVAC systems, controls, and smart devices, all designed to enhance energy efficiency.
By integrating these advanced technologies with renewable energy sources like solar power, we can create buildings that produce zero carbon emissions.
## **Conclusion**
Electrification is more than just a trend; it is a fundamental shift toward a sustainable and resilient future. At Big Shine Energy, we are dedicated to helping buildings transition to cleaner, more efficient energy systems through our turnkey solutions. By embracing electrification, we can collectively reduce CO2 emissions, combat climate change, and pave the way for a healthier planet.
# Permitting Power Play: Navigating the Maze of Building Regulations Across the States
* July 15, 2024
So you’ve got a brilliant vision for a new building – congratulations! But before that dream becomes a reality, you’ll need to navigate the often-complex world of permitting. Building regulations can vary significantly by state and even by municipality, making it crucial to understand the specific requirements in your location. Here at Big Shine, we’re here to shed some light on the permitting process and its state-by-state variations.
## **The Permitting Fundamentals**
While the specifics may differ, most permitting processes involve these core steps:
* **Pre-Application Meeting:** This initial discussion with your local building department helps clarify project scope, identify potential roadblocks, and determine the necessary permits.
* **Application Package Assembly:** This package typically includes construction plans, engineering specifications, site surveys, and fees.
* **Plan Review and Approval:** The building department will examine your application to ensure compliance with local zoning ordinances, building codes, and safety standards. This can take weeks or even months.
* **Inspections:** Throughout the construction process, inspectors will visit the site to verify adherence to the approved plans and ensure overall safety.
* **Certificate of Occupancy:** Once construction is complete and receives final approval, this crucial document allows you to legally occupy the building.
## **The State of the States**
Here’s where things get interesting. While the core permitting process remains similar, specific requirements and timelines can vary dramatically across state lines.
* **California:** The Golden State is known for its stringent environmental regulations. Expect a more in-depth review process for projects with potential environmental impact.
* **Texas:** The Lone Star State takes a more streamlined approach, often prioritizing business development. Permitting timelines may be shorter compared to other regions.
* **Florida:** Building codes in the Sunshine State focus heavily on hurricane preparedness. Expect additional requirements for wind load resistance and storm shelter considerations.
These are just a few examples, and the specific regulations in your area can differ.
## **The Big Shine Takeaway**
Don’t underestimate the importance of a well-informed permitting strategy. Here are some key points to remember:
* **Start Early:** Factor in permitting timelines when developing your project schedule. Delays are common, so plan accordingly.
* **Engage Local Experts:** Consult with an architect, engineer, or permitting consultant familiar with your state and local regulations. They can guide you through the process and ensure your application meets all requirements.
* **Stay Informed:** Building codes and ordinances are subject to change. Stay up-to-date on the latest regulations in your area.
By understanding the permitting process and its state-specific nuances, you can ensure a smoother path to building your dream structure. Remember, at Big Shine, we’re here to help you navigate the world of industrial construction.