Oil-to-Gas Conversion Update

In 2011, the NYC Department of Environmental Protection (DEP) issued regulations phasing out the use of “dirty” fuel oils No. 6 and No. 4. Effective immediately was the provision that all new boilers and burners must use clean fuel: natural gas, No. 2 oil, biodiesel or steam. All buildings must convert by January 1, 2030, or whenever their existing system needs replacement. The last three-year Certificates of Operations for buildings burning No. 6 oil will expire July 1, 2015, somany buildings are up against an impending deadline.

When the NYC Clean Heat plan was initiated, the City estimated that 10,000 buildings would need to convert to cleaner fuel. These buildings—just one percent of the City’s properties—create 86 percent of the building-produced soot pollution, an environmental and health threat that can lead to fatal heart and lung conditions, including asthma.

Already half the buildings have converted to cleaner fuel, leaving just 5,000 left to do so, and this change has resulted in the best air quality in New York city in more than 50 years. But the conversion itself can be both complex and expensive. Many buildings wishing to convert to cleaner and cheaper natural gas, have been unable to do so because they don’t have the required gas lines, and are thus forced to switch to No. 4 oil while waiting for Con Ed to complete the infrastructure work, which they expect to take five more years (see Area Grown Map). As Con Ed runs the pipes,
buildings in the zones pictured may be able to connect at no cost. Gas service requests may be made through Con Ed’s website to determine the time frame and costs involved, if any.

DEPM is working with our client buildings to be sure they meet conversion deadlines. For more information on program requirements, deadlines and assistance, contact your DEPM Account Executive or visit NYCcleanheat.org, coned.com/gasconversions or edf.org/cleanheat. Or call us at 212-370-9200.

Con Ed expects to run gas lines to buildings in the areas of Manhattan shown on the map below by the dates in the color-coded key. Buildings must request gas service from Con Ed using their online request form at ConEd.com/es. If you are in the Bronx or Queens, visit bit.ly/ConEdmap to see your borough’s map.

area_growth_map

Con Ed expects to run gas lines to buildings in the areas shown by the dates in the color-coded key. Buildings must request gas service from Con Ed using their online request form at ConEd.com/es.

 

Save Fuel, Water and Electricity With Boiler and Utility Monitors

In our ongoing efforts to improve efficiency and energy conservation in all our properties, Douglas Elliman Property Management (DEPM) is constantly seeking out the latest tools and technology. Recently, we have implemented two types of systems that are on track to produce significant cost savings for the buildings where we are testing them.

In several buildings, we have installed heating controls on the boilers that allow the super, manager or board members to monitor heat levels any time, from anywhere. Using a computer, a smart phone, or any Internet access, we can log in and view the temperature in the buildings. This information helps us to prevent overheating, and keep temperatures nice and steady. The cost of the new equipment is reduced by 50 percent through a conservation rebate program, resulting in a payback period of less than two years.

According to Steve Stadmeyer, Manager of a building complex in Sunnyside, Queens that has installed these boiler controls, “We hired an independent engineering firm to analyze the projected annual savings, and they have estimated that these controls should reduce fuel costs by 15 percent.”

Carl Reinlib, General Manager of London Terrace, another DEPM-managed property, reports that heating sensor controls were installed there in February. “Preliminary results show that we are already seeing savings over previous years. In addition, the increased ability to monitor the system helped uncover other inefficiencies that needed correction.” This summer, London Terrace will embark upon their mandatory conversion from “dirty” No. 6 oil to a much cleaner fuel combination of gas and No. 2 oil.

This type of proactive energy policy has a huge impact on the City as a whole, by reducing greenhouse gas emissions, and on the buildings themselves, by reducing energy consumption and significantly reducing energy costs. The end result for residents is improved comfort and better budget controls.

A second level of monitoring has also been implemented in a number of DEPM properties. Using a unique digital application, we can now track water, electric, gas and oil usage in buildings where we have implemented this system. Boards and managers can then view and compare usage from the current year to previous years, as well as comparing the building’s usage to that of other buildings in the City.

This information helps us focus on where there are inefficiencies, and how we can correct them. Thus we can help our buildings reduce consumption and save money, while also improving their ability to forecast their utility budgets. Once we’ve made energy improvements, we can see how much savings have resulted, and make informed decisions about how to proceed in other properties.

If your board would like to view the monitoring sites, please contact us at info@ellimanpm.com or through our Facebook page at Facebook.com/DouglasEllimanPropertyManagement.

In many DEPM-managed buildings, including London Terrace in Manhattan, we're using technology to monitor and conserve fuel, electricity and water use.

In many DEPM-managed buildings, including London Terrace in Manhattan, we’re using technology to monitor and conserve fuel, electricity and water.

Douglas Elliman Recognized by NYC Clean Heat for Helping Reduce Emissions

Douglas Elliman Property Management was recently recognized by NYC Clean Heat for switching a majority of their managed properties to the cleanest available heating fuel. In an effort to reduce building emissions by 50 percent, NYC’s Department of Environmental Protection (DEP) issued regulations in 2011 requiring all buildings to switch from “dirty” fuel (No. 6 and No. 4 oil) to No. 2 oil, natural gas, biodiesel or steam. Use of No. 6 oil will be phased out complete by 2015.

The Clean Heat Program recognizes those property management companies that have already switched a majority of their buildings to cleaner heat. Douglas Elliman was recently recognized for switching more than 75 percent of their client buildings to cleaner fuel. Not only are these buildings helping to improve the air quality in their neighborhoods, but in many cases they are saving money as well. Because natural gas is currently cheaper than oil, some buildings can save thousands of dollars a month by switching. For more information about the Clean Heat Program, contact your managing agent, or visit nyccleanheat.org.

DEPM is helping NYC reduce emissions from buildings by switching to cleaner fuels.

DEPM is helping NYC reduce emissions from buildings by switching to cleaner fuels.

DEPM Recognized By NYC Clean Heat

As seen on NYCcleanheat.org:

“Since 2011, the NYC Clean Heat program has been working with building owners and property management companies to help them comply with the heating oil regulation and make the best choices for their situation and the air quality of New York City. Since the program began, we have been continually impressed by the commitment of certain property management companies to move their portfolio of No. 6 buildings to the cleanest burning fuels.

The Property Manager Recognition Program seeks to reward property managers that have switched a majority of the buildings in their portfolio to the cleanest available heating fuels by giving them the recognition they deserve. Property managers are ranked by what percentage of their entire portfolio of large multifamily and commercial buildings is currently burning ULS 2, natural gas, biodiesel, or other clean alternatives.

By switching to cleaner heating fuels, these companies have improved air quality in the neighborhoods immediately surrounding their buildings.”

Douglas Elliman Property Management has been recognized for switching over 75% of our properties to the cleanest possible heating fuel available. If your building has not switched yet from “heavy oil” to cleaner No. 2 oil or gas, contact your managing agent to find out how to make it happen. Read more about Oil-to-Gas Conversion on this blog by scrolling down to our March 8th post. For more about DEPM’s recognition, visit this link: http://nyccleanheat.org/content/property-manager-recognition-program and for more information about switching to cleaner fuel, email us at energy@ellimanpm.com or call us at 212-370-9200, or visit http://nyccleanheat.org/content/how-to-convert.

By converting to cleaner, more efficient fuel, your property will not only contribute to a better environment, but could save tens of thousands of dollars a year on fuel oil.

By converting to cleaner, more efficient fuel, your property will not only contribute to a better environment, but could save tens of thousands of dollars a year on fuel oil.

Oil-to-Gas Conversion Update

NYC’s Clean Heat initiative bans the use of No. 4 and No. 6 heating oil, which are responsible for 85 percent of all the soot pollution from buildings. The 10,000 buildings in NYC currently using these “heavy” oils must convert to a cleaner form of heating fuel by the middle of 2015.
Many buildings are switching from oil-burning boilers to dual fuel or natural gas boilers, a change that will not only help reduce pollution, but will result in significant fuel savings as well. Buildings that use 100,000 gallons of No. 6 oil per year can save over $100,000 each year on their fuel costs by switching to gas, based on 2012 oil and gas prices. The City has been working with Con Ed, the Environmental Defense Fund, and several banks and organizations to help buildings meet the deadlines, and finance these costly conversions. Currently, Con Ed is using “Area Growth Zones” to
offer reduced or no cost gas service to buildings that want to convert to gas heat.
DEPM is working with our client buildings to get applications in by the deadlines in order to get Con Ed on the job as quickly and cost-effectively as possible. For more information on program requirements, deadlines and assistance, contact your manager or visit NYCcleanheat.org, coned.com/gasconversions or edf.org/cleanheat.