New PSC ruling on Electric Sub Metering

The PSC approved new requirements to protect tenants in electrically heated multi-family buildings that are to be submetered. Under the new requirements, building owners must invest in energy efficiency measures to achieve savings of 20%, must install accessible meters, must provide tenants with information on energy conservation and must adhere to certain provisions/protections under the Home Energy Fair Practices Act (HEFPA).

http://www3.dps.state.ny.us/pscweb/WebFileRoom.nsf/ArticlesByCategory/8F7DE5F8A17FBBE38525763400576A4D/$File/pr09089.pdf?OpenElement

 

A/C Safety

brackets and no brackets

“Installing Window Air Conditioners in Your Apartment”
By Stephen Varone and Peter Varsalona

Window-mounted air conditioners generally aren’t considered a serious safety issue in New York City, probably because there haven’t yet been any high-profile cases of a falling A/C unit injuring or killing someone. But a poorly installed air conditioner can pose as much of a danger to pedestrians as unsafe façade conditions, so co-op / condo owners must make sure their window units are adequately secured.
Full Article link

At CHAOC there are A/C installation guidelines (ie., they are supposed to be installed by our maintenance staff or a certified contractor) – estimated cost per install is ~$100.  If an on-staff maintenance person is unable to schedule or meet you during their off-work hours, you can try to find an installer on the ACCA website.  You can also find some really interesting and helpful information on A/C, air quality and other programs for NYC here. 

What I liked about the maintenance staff’s installation is they used clear plexiglass and I can still open the top window because there is a brace bar supporting the unit.  You may also want to consider which window you choose for the install based on maintaining a cross-breeze.  I did wish it was installed to one side or the other, vs centered, but…too late! Also, would have been good to know there are verticle units that could have gone in the picture window.

NYC.gov provides a link to an A/C calculator for those needing to estimate the appropriate size unit for your space.  I have a 12,000 BTU in the living/dining/kitchen and it is very effective.  Definitely get a unit with an Energy Star rating.  For other tips on procurement and disposal, see NYC’s Wastele$$ website.

Review the NYC installation guidelines, which includes the use of brackets.  If you notice unsafe A/C installations, please notify the management office.  There have been past incidents of units falling out of windows (and fortunately never injuring anyone – yet!)

 

Get $ for a new A/C

NYSERDA runs an air conditioner incentive program – the Be Cool Program.  Coordinate with others, and replace a minimum of 10 A/C units to receive $35 or more per unit.

Additional eligibility information and application forms can be found on the NYSERDA website:
http://www.getenergysmart.org/MultiFamilyHomes/BeCool.aspx

 

Protected: Its in the pipeline

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Protected: Noisy CHP Turbines

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Filing Complaints on Electric Metering

All utilities in NY are regulated and monitored by the NY Public Service Commission (PSC). NYPSC includes the Office of Consumer Services. Their mission is “to ensure that utilities fulfill their obligation to provide effective customer service in compliance with the laws, rules, regulations and policies we enforce.” They monitor the number of complaints, response time, and credit adjustments to consumers.

At CHAOC, our electric is transmitted and distributed by ConEdison, but the submetering and billing is provided by a 3rd party, also known as an ESCO (Energy Service Company). NYPSC monitors both. Based on my monthly utility bill, I assume that American Metering & Planning Services is our ESCO and therefore the company responsible for installing and operating faulty meters that are causing everyone the inaccurate monthly bills.

The following complaint filing process is copied from the Oct 2008 Monthly Report on Consumer Complaint Activity published by NYPSC.

Contact the Office of Consumer Services to file your complaint: 1-800-342-3377 M-F 830-4pm, or online 24/7

“After we [the Office] complete entering the details of your complaint we send your complaint to the utility by e-mail or fax. In an effort to ensure that utilities fulfill their obligation to provide effective customer service, we will first ask your utility to contact you and resolve your concern. If your complaint is related to the provision of service, your utility should contact you within two business hours. If your complaint is related to billing or another matter, the utility should contact you by the close of the following business day.

If the utility does not contact you with its initial acknowledgement, does not provide its response to you within two weeks or the matter remains unresolved after you have received a response, you can contact us. We will then further investigate the matter and notify you in writing or by telephone of the decision and the reasons for the decision.”

http://www.dps.state.ny.us/

 

How to keep it cool(er) without opening windows

So here are 2 easy quick-fixes to keep your too hot apartment cooler, while at the same time passing on the extra warmth to your chillier neighbors below you.  This approach also increases our building energy efficiency.

1.  Install fiberglass pipe insulation.  I got some at the Home Depot for less than $10 per 3 ft.  You can get it in different styles, but the easiest is the self-sealing tubes that just snap over your pipes (see pic).  For aesthetics, it is already a paper white outside, but I bought the steel air duct pipes and snapped it overtop for a little industrial look in the kitchen.   Be sure to know your pipe diameter before you go.  I learned the hard way and bought 2.5″ diameter insulation, when I only needed the 1.5″! See Google product search results here

2. Install magnetic vent covers. You can buy these (3 for $10!) at Bed, Bath and Beyond.  Just cut them to fit your radiators.  See Google product search results here

 

Energy Saving Tips

In face of an economic downturn and energy price increases, changing our energy use habits is a quick-fix to keeping expenses down.  Don’t forget we are on the pro-rated time of use pricing schedule! Here are a few tips I liked.

To save even more energy, defer use until off-peak hours, after 6:30 pm and before 9:30 am.

Put full loads in the dishwasher and use the “energy saving” setting for the drying cycle, or let dishes air dry to reduce energy use

Keep your refrigerator away from the stove and heat creaters. By being next to those items, you’re making your refrigerator work twice as hard and decreasing its overall efficiency.

When you shut down your computer, don’t forget to turn off the monitor – it can use twice as much energy as the computer!

Avoid leaving transformers and charging units for appliances and battery-operated devices on (such as cell phones and tools) when they aren’t being used.

Instead of just turning your electronics off it is better to unplug them because even when they’re “off” they still draw electricity from the outlet – something known as a “phantom load.”

Plug your chargers, computer, audio, DVD, etc into a power strip to enable you to shut off power with the flick of a switch (avoiding “phantom load”). For even better control, use a power strip with a timer or a programmable power strip.

Use energy-efficient, ENERGY STAR qualified CFLs instead of standard incandescent light bulbs and you can use 75% less electricity.  (see Clinton Hill Green program under “Links”)

More online at http://www.getenergysmart.org/Resources/Tips.aspx

 

In the wash

Good news! The contract with the laundry service provider is up in January.  The Co-op is hoping to get a new agreement with a company that can install new, card operated machines.  As for the cleanliness of the space… residents brought it to management and board attention that this maintenance is equally important.

 

Co-generation (microCHP) System Info

“Clinton Hill Apartments, located in Brooklyn, NY is installing twelve Capstone Micro Turbines to supply electricity needs and domestic hot-water heating. This project is expected to provide a peak load reduction of 528 kW and save Clinton Hill Apartments $217,000 per year in energy costs.”

Source: NYSERDA 2002 briefing paper; NYSERDA publications http://www.nyserda.org/programs/pdfs/Clinton%20Hill%20Apartments%20CHP.pdf

In June 2006, CHAOC “completed the largest installation of advanced microturbine cogenerating units serving a residential complex. Fueled by clean-burning natural gas, the 13 units generate 600 kilowatts of electricity as well as hot water for 7 of the 12 buildings. These dual-purpose units will reduce Clinton Hill’s energy usage and costs by 40 percent and also enable the summer shutdown of four nearly 60-year-old heavy residual oil burners used to produce hot water.”

Source: http://www.cleanaircommunities.org/projects/clintonhill.html

According to the CHAOC Financial Statement, Mar 31, 2008, Note 11, p. 14 (Jacobs & Schwartz, CPA), “This new equipment has had a dramatic effect on the efficiency of utility use and consumption at the Cooperative. The Cooperative has been able to secure grants [$1.4M] from NYSERDA and Clean Air Communities.”

I think it is amazing that we live in a community that has embraced this new technology, but it would be nice to see some 5 year historic energy utilization reports to really validate the projected benefits…