Elizabeth Rouse
August Newsletter: News and Views
Elizabeth Rouse
July Newsletter: News and Views
Elizabeth Rouse
June Newsletter: News and Views
Elizabeth Rouse
May Newsletter: News and Views
Elizabeth Rouse
April Newsletter: News and Views

Double Digit Electricity Price Increase for Households, Small Businesses, and Farms

2023-10-29

The Ontario Energy Board (OEB) made the announcement that there will be an increase in electricity prices for households, small businesses, and farms under the Regulated Price Plan (RPP):

  • Time-of-Use (TOU),

  • Ultra-Low Overnight (ULO), and 

  • Tiered price plans

These are significant rate increases. It amplifies the potential to reduce your bill by paying attention to when electricity is used.  Off-peak hours, 7 PM-7 AM on weekdays and weekends, has the lowest rate. 

Energy@Work is suggesting a handy reminder by hanging this sign on major appliances, fridge, dishwasher, or laundry door for the off-peak hours. Feel free to print, design your own, or work with your children to design a sign and teach them about electricity and sustainability! 

If you create your own sign, we’d love to see it and share it amongst our team. Opportunities to use lower priced electricity include:

  • Laundry

  • Air conditioning/ heaters

  • Dishwasher

  • Charging electric vehicles

  • Meal prepping/ baking/ using electric stove, etc.

As always, the cheapest electricity is the electricity we DON’T use- conserve when you can!

References:

September Newsletter: News and Views

Congratulations to the 2023 BOMA TOBY Award winners!

“The TOBY Awards are the commercial real estate industry’s highest recognition honoring excellence in building management and operations.”

Amongst the winners, we would like to congratulate:

Northam Realty Advisors' team at 483 Bay St

Winner of the TOBY award for buildings over 1,000,000 square feet!

Menkes Property Management Services' team at One York St

Winner of the TOBY award for buildings over 500,000 square feet!

Effective September 30th, 2023, the BOMA Best 3.0 portal will cease to be accessible for completing BOMA Best submissions. Instead, the newly launched BOMA Best 4.0 portal is divided into two distinct streams: "Smart" and "Sustainable," takes its place.

The pivotal distinctions between version 3.0 and 4.0 lie in the expanded opportunities for earning points. This expansion encompasses areas such as carbon reduction, equity, heightened engagement, resilience, and other avenues, facilitated by a more streamlined questionnaire.

The choice of pursuing either the "Smart" or "Sustainable" stream hinges on several factors and thoughtful considerations.
Sustainable: “To make buildings more sustainable by providing a road map on how to decarbonize, reduce water and waste, retrofit for accessibility and equity, and navigate climate risk.”
Smart: “ To guide owners and managers on digital transformation within the built environment to optimize operations, drive sustainability, create unique user experiences, and deliver financial value to their stakeholders and customers.”

Field guides for both streams and other resources are available: https://bomabest.org/

Ahead of the 1st North American conference in June 2024, SDEWES, in partnership with Sustainable Buildings Canada (SBC), is calling for submissions for publication consideration in special issues of several archival journals. The papers will be reviewed under the direction of the International Scientific Committee by the Scientific Advisory Board.
 
“The papers should report original, previously unpublished findings in the fields of sustainable development of energy, transport, water, food and environment systems, their integration, their technical, environmental, economic and social perspectives.”
 
Energy@Work’s submission has been officially accepted.  Energy@Work’s paper will provide insight from 28 Energy Management Action Plans that can lead the commercial sector’s path to Net Zero.

Congratulations to Menkes Property Management Services’ teams at 4711 Yonge St and 1 York St on receiving 2023 LEAP awards from the Healthcare of Ontario Pension Plan (HOOPP)! The awards are presented to property managers for their contributions to advancing sustainability in the real estate industry.
 
Menkes was awarded the prestigious GHG Manager Award at 4711 Yonge St. for their innovative decarbonization strategy. Their strategy for the building included both short- and long-term actions, as well as securing external funding for the plan.
 
The company also won the Tenant Collaboration Award for One York St. by offering engagement activities to influence behavior and achieve additional energy reductions following a detailed energy audit.
 
Congratulations!

Click the image to watch our quick video explaining the benefits of EWRB

The Ministry of Energy has announced an extension to the Ontario Regulation 506/18: Energy and Water Reporting and Benchmarking. The extension will allow reporting on 2022 energy and water data until October 31st, 2023.

Under this Reporting of Energy Consumption and Water Use regulation, buildings over 50,000 SqFt are required to report.

https://www.ontario.ca/page/report-energy-water-use-large-buildings#section-3

In August 2023, GA cost was $0.74 billion. This is a 31% decrease from July 2023 GA ($0.56 billion).

If we compare August 2023 with August 2022, there was a massive increase of 1230%! August 2022 saw a huge drop in the GA cost.

With drastic cost changes monthly, Energy@Work continues to ask “why?”. We provide a monthly review of GAM costs, however, the reason for the vast cost fluctuation remains unclear.

Energy@Work’s services include a “GAM coach”. We maintain the importance of a GAM Strategy for Class A and Class B in order to win the (GAM)e. Our collective savings have exceeded $10 million, and we look forward to continuing to assist.

Join Energy@Work in welcoming the newest member of our team, Laman Temel as a Jr Energy Analyst! 

“I am Laman Temel, a recent addition to the Energy@Work team, and I am thrilled to bring my passion and expertise to the energy sector. With a strong engineering background, I bring extensive experience in the installation, maintenance, and inspection of energy equipment. Furthermore, I have a proven track record in developing innovative technological solutions. 

For the past two years, I have dedicated my efforts to researching and optimizing EV charging station plugs. This experience has honed my skills in data analysis and crafting strategies for enhancing customer satisfaction. Additionally, my knowledge of green building policies and certifications equips me to contribute effectively to sustainable projects.

I am excited to learn and grow within our dynamic environment, with a commitment to continuously expanding expertise. Driven by dedication and a deep passion for elevating every project to new levels of success, I am ready to make a significant impact at Energy@Work!"

August Newsletter: News and Views

Congratulations are due to the team at the Historic Distillery District for earning a Silver BOMA BEST Certification. The Historic Distillery District is a Toronto landmark. The beautiful property is home to iconic world-renowned festivals, boutique shopping and incredible cuisine. As it serves a multitude of purposes, it is the only property certified as an Open-Air Retail, Light Industrial property!

The BOMA BEST Certification takes a wholistic look at performance in the following categories:

Health and Wellness

  • Custodial

  • Waste

  • Stakeholder Engagement

  • Health and Wellness

  • Custodial

  • Waste

  • Stakeholder Engagement

Energy@Work has long attested to the value of an informed, collaborative team to ensure the best performance. The dedicated and collaborative team at the Historic Distillery District uses innovative strategies along with continual monitoring to ensure success in all categories to support their ESG objectives.

A BOMA BEST Certification “represents a globally recognized symbol of sustainability achievement and is driving change.”

https://bomabest.org/

Congratulations to the team at Berkeley Castle on achieving this impressive ENERGY STAR® Portfolio Manager® score. The 2023 score is particularly impressive as Berkeley Castle is a Historic building. Historic buildings have an additional challenge, in that these buildings were not created with the same advancements or understanding of efficiency that we have today.
 
Linda Leistner, Berkeley Castle’s owner and manager, has prioritized efficiency at her property. She enlisted Energy@Work to develop an Energy Management Action Plan (E-MAP) in 2017. Within the first 4 years, over 450,000 kWh ($369,540) was saved- as verified by Toronto Hydro!
View the full case study here: https://www.energy-efficiency.com/news/case-study-berkeley-castles-e-map-success

We have always said that the key component to an E-MAP is People, and this was no exception. Berkeley Castle’s team was committed to making and maintaining operational changes, tracking and monitoring energy use and staying connected during monthly E-MAP meetings to ensure all players knew their role!
 
Berkeley Castle first achieved ENERGY STAR certification in 2019 and re-certified in 2020, 2021 and again in 2023!
 
We look forward to Berkeley Castle’s continued success- a shining example of what mid-tier, Historic buildings have the potential to achieve!

The ENERGY STAR® and ENERGY STAR® Portfolio Manager® name and symbol are registered in Canada by the United States Environmental Protection Agency and is administered and promoted in Canada by Natural Resources Canada. Used with permission.

Thanks to a global effort to phase out ozone depleting substances the ozone is in recovery, according to the UN-backed panel of experts. It’s incredible to see what a global collaboration can achieve and serves as further evidence of what can be achieved (on any level) when a dedicated group works together to enact change.

If the current policies, which are providing numerous advantages in mitigating climate change, remain in place, the ozone layer is projected to recover by approximately 2066!

Click here for more information from the UNEP.

According to the latest data from Canada's official national greenhouse gas inventory, the Electricity Emission factor has experienced a significant spike in 2021.
The report reveals a 7% increase on the consumers' side. However, a more alarming statistic emerges when examining the generation side, where the electricity emission factor has risen by 12%. This notable difference between the consumer’s and generation's sides can be attributed to various factors that influence the overall emission levels, such as the amount of unallocated electricity. The decrease in unallocated electricity led to a decrease in emissions on the consumer’s side.

The increase will continue as Ontario relies on natural gas plants for electricity generation. The cost of natural gas will increase as Ontario and other provinces rely on natural gas for electricity production.

The most viable solution remains Energy Efficiency by reducing use and upgrading to efficient equipment. It may be time to explore the untapped 30% economic potential that exists in many buildings.

Click the image to watch our quick video explaining the benefits of EWRB

The IESO has announced an extension to the Ontario Regulation 506/18: Energy and Water Reporting and Benchmarking. The extension will allow reporting on 2022 energy and water data until October 31st, 2023.
Under the Reporting of Energy Consumption and Water Use regulation, buildings over 50,000 SqFt are required to report.
https://www.ontario.ca/page/report-energy-water-use-large-buildings#section-3

Energy and water make up some of the largest operating costs in a building. Reporting provides an opportunity to identify opportunities for energy efficiency, track usage and compare how your building stacks up to similar buildings.

Contact Energy@Work to assist with your 2023 EWRB reporting!

In July 2023, GA cost was $0.562 billion. This is a 29% decrease from June 2023 GA ($0.561 billion) and a 37% decrease comparing July 2023 with May 2023 GA ($0.892 billion).

If we compare July 2023 with July 2022, there was a 29% increase.

With drastic GA cost changes monthly, Energy@Work continues to ask “why?”.
We provide a monthly review of GAM costs however the reason for the vast cost fluctuation remains unclear.

Energy@Work’s services includes a “GAM coach”. We maintain the importance of a GAM Strategy for Class A and Class B to win the (GAM)e.
Our collective savings have exceeded $10 million, and we look forward to continuing to assist.

In June 2023, Energy@Work was authorized as an Existing Building Commissioning (EBCx) agent for the IESO’s EBCx Incentive Program.
EBCx provides an opportunity to achieve savings by following NRCan’s proven 4-phase process. NRCan suggests that the EBCx program can result in savings of 8-15%.
The EBCx program is offering upfront funding as well, a unique approach which includes:

  • incentive to reduce electricity use, and

  • an incentive to sustain savings.

2 submissions have been approved and are underway, with many more to follow. Energy@Work is committed to helping operationalize ESG through proven programs that yield results that can be Measured and Verified (M&V) to Efficiency Valuation Organization’s (EVO) IPMVP. Get in touch at requests@energy-efficiency.com or learn more by visiting www.energy-efficiency.com

July Newsletter: News and Views

Click the image to watch our quick video explaining the benefits of EWRB

The IESO has announced an extension to the Ontario Regulation 506/18: Energy and Water Reporting and Benchmarking. The extension will allow reporting on 2022 energy and water data until October 31st, 2023.
Under the Reporting of Energy Consumption and Water Use regulation, buildings over 50,000 SqFt are required to report.
https://www.ontario.ca/page/report-energy-water-use-large-buildings#section-3

Energy and water make up some of the largest operating costs in a building. Reporting provides an opportunity to identify opportunities for energy efficiency, track usage and compare how your building stacks up to similar buildings.

Contact Energy@Work to assist with your 2023 EWRB reporting!

Statements issued by experts like Fatih Birol, head of the International Energy Agency (IEA), and Klaus Mueller, head of Germany's energy regulator, elicit concerns about the potential for rising energy prices and supply challenges during the upcoming winter.
 
The key factors influencing this situation are:
 
China's Economic Recovery: China plays a crucial role in the global energy market, and its economic recovery from the pandemic could have significant implications. If China's economy gains momentum later in the year and leads to increased energy purchases, it could put upward pressure on energy prices in the global markets.
 
Winter Weather: The severity of the upcoming winter in the northern hemisphere is another critical factor. If the winter turns out to be harsher compared to the previous year, it can drive up energy demand for heating purposes, potentially leading to a surge in energy prices.
 
Energy Crisis in Europe: The energy crisis in Europe is not yet resolved, as pointed out by Germany's energy regulator, Klaus Mueller. While storage levels may be different from last year, the most significant determining factor for energy prices and supply remains the weather and the overall energy demand.
 
Given these factors, there is a possibility of energy prices increasing, which could lead to challenges in meeting energy demand, especially if there are supply shortfalls during the winter.
 
Governments may have to intervene and provide subsidies for energy consumption to alleviate the impact of rising prices and potential supply shortages. The situation remains uncertain, and the probability of experiencing an unusually warm winter like last year seems low, further adding to the uncertainty in energy prices and supply.
 
It is essential for governments, energy regulators, and the international community to closely monitor the energy market and take appropriate actions to ensure energy security and stability during this period of potential challenges.
 
Source: https://oilprice.com/Energy/Energy-General/IEA-Warns-Of-A-Spike-In-Energy-Prices-This-Winter.html

Energy@Work attended the Association of Energy Engineers (AEE) webinar, "Leveraging EBCx to Develop a Long-Term Energy + Carbon Reduction Plan”. EBCx can indeed be a powerful tool in achieving energy efficiency and sustainability goals for buildings.

The key points for proper EBCx implementation include:

  • Proper Implementation: Understanding operations, funding, team skills, tenant feedback, and maintenance are essential for successful EBCx.

  • Collaboration: Effective communication and teamwork drive impactful energy efficiency improvements. Understanding building operations, securing funding, having a skilled team, gathering tenant feedback, and maintaining systems are all crucial aspects of a successful EBCx initiative.

The webinar provided an example of the significant impact of EBCx savings within the healthcare system, with each dollar spent resulting in approximately $20 worth of savings.

Fault Detection and Diagnostics (FDD) was brought forward as it can be beneficial in identifying energy efficiency opportunities and system faults, but proper validation and calibration are necessary to ensure its effectiveness.

Energy@Work has been approved as an EBCx provider through the IESO. NRCan suggests a potential savings of 8 to 15%. There are also incentives available for organizations to participate in the EBCx program as well as an incentive for sustained savings.

Visit www.Energy-Efficiency.com for more information or get in touch via Requests@Energy-Efficiency.com.
Additional information on the EBCx program can be found on the IESO website.

The projected growth of smart lighting sales to USD $45 billion by 2028 indicates a significant increase in demand for smart lighting systems.

This growth is attributed to the combined benefits that these systems offer:
Lighting Efficiency: Smart lighting utilizes advanced technologies such as LED lighting and automated controls to optimize energy usage. By using less electricity than traditional lighting systems, smart lighting can lead to substantial energy savings for consumers and businesses alike. As energy efficiency becomes a priority in sustainable development, smart lighting solutions are likely to see increased adoption.
Tailored Lighting Solutions: One of the key advantages of smart lighting is its ability to customize lighting according to specific needs and preferences. Smart lighting systems can be programmed to adjust brightness, color temperature, and even ambiance, catering to different activities or times of day. This level of personalization enhances user comfort and convenience, making smart lighting an attractive choice for consumers.
Technological Advancements: Over time, smart lighting technology is expected to evolve and improve, offering more sophisticated features and seamless integration with other smart devices and home automation systems. As the technology becomes more user-friendly and accessible, it is likely to drive higher demand in the market.
Environmental Awareness: With increasing awareness of environmental issues and a growing focus on sustainable practices, there is a rising interest in energy-efficient and eco-friendly solutions like smart lighting. Governments and organizations may also incentivize the adoption of smart lighting to promote energy conservation.

The projected annual growth rate of over 20% indicates a strong upward trend in demand. This rapid growth suggests that more businesses and consumers are recognizing the benefits of smart lighting and are willing to invest in these systems to improve energy efficiency, save costs, and enhance their overall lighting experience.

Source: https://www.reminetwork.com/articles/smart-lighting-market-poised-for-bright-future/

In June 2023, the GA cost was $0.789 billion. This is a 12% decrease from May 2023 GA ($0.893 billion) and a 10% decrease comparing June 2023 with April 2023 GA ($0.876 billion).

If we compare June 2023 with June 2022, there is a 2% increase ($0.763 billion).

With drastic GA cost changes monthly, Energy@Work continues to ask “why?”.
We provide a monthly review of GAM costs however the reason for the vast cost fluctuation remains unclear.

Energy@Work’s services includes a “GAM coach”. We maintain the importance of a GAM Strategy for Class A and Class B to win the (GAM)e.
Our collective savings have exceeded $10 million, and we look forward to continuing to assist.

As a Sr. Energy Manager, Edward will play a crucial role in helping a portfolio of clients achieve their Environmental, Social and Governance (ESG) objectives. Edward provides his expertise by understanding root cause uses to achieve successful energy and GHG reduction strategies.

A few specific examples include:

  • Over 800 submissions to Ontario Regulation 506/18, the annual Energy and Water Reporting Benchmarking (EWRB)

https://www.ontario.ca/laws/regulation/r18506 and participating in the EWRB Data and Analytics Task Force

  • Millions saved from making informed electricity rate decisions

  • 5 active Energy Management Action Plans (E-MAP) that have contributed to 16 Million kWh savings

  • Presentation at the World RETScreen World Conference to help others appreciate this valuable NRCan tool and Co-authored article on Non-Routine adjustments in a pandemic

  • BOMA Toronto Global Adjustment (GA) Workshop to assist others in understanding the complex GA

  • Energy audits targeting 50% energy and GHG reduction targets

Edward's journey with Energy@Work began as a Co-op during his studies at Humber College. After this, he completed a white paper for Sustainable Building Canada that built on his capstone research project analyzing condominium EWRB data. Later, as an Energy Analyst, he supported the energy managers and enhanced his RETScreen skills. His commitment and passion for sustainability and building sciences were evident and he continued to grow into the Energy Manager role. His recent achievements include earning his Professional Measurement and Verification Analyst (PMVA) designation from Efficiency Valuation Organization. PMVA is essential in meeting Measurement and Verification requirements for the new IESO CDM programs.

Edward’s studies began on a different path. Edward graduated from the University of Toronto with a degree in Slavic Languages, Literature and Linguistics. This background provided a surprisingly supportive foundation in discovering and creating new opportunities, as his career path shifted to efficiency and providing sustainability solutions.

Beyond his professional achievements, Edward has a diverse range of talents and interests. In his personal life, he enjoys making and recording music with his band, Late Nite Snacks, which adds a creative and unique dimension to his character.

Energy@Work’s commitment to our clients and the environment is evident in our focus on increasing efficiency and reducing carbon emissions. We recognize that the key components of a successful strategy are People, Process, and Products, with an emphasis on the importance of informed and collaborative individuals working together to achieve common objectives. Edward's detail-oriented and team-player nature complements the company's values, ensuring that clients receive top-notch service and solutions.

Energy@Work is fortunate to have someone like Edward Newton on our team, and his expertise will undoubtedly contribute to our mission of creating a more sustainable future.

Congratulations once again to Edward on this well-deserved promotion!

June Newsletter: News and Views

IESO's program: Existing Building Commissioning (EBCx) is now available to help commercial office building owners achieve and sustain energy savings with financial support.

We are excited to share in the launch of the IESO's EBCx program, offering a proven process that empowers commercial office building owners to optimize energy usage and sustain long-term savings. 

With our authorization as an EBCx agent, Energy@Work has access to substantial financial support to assist you in attaining and sustaining energy efficiency. Energy@Work is equipped to secure the necessary funding for your journey towards net-zero, seamlessly integrating the economic and environmental aspects of Environmental, Social and Governance (ESG). By participating in this program, we can help you fulfill your ESG objectives while making significant strides towards reaching net-zero targets.

Impressive Results: Energy@Work's Energy Management Action Plan (E-MAP) has been validated by Toronto Hydro, demonstrating over 16,000,000 kWh in verified energy savings. This remarkable achievement positions us perfectly to collaborate with the transformative IESO EBCx program, offering an unparalleled opportunity to realize your ESG goals.

Ready to Take the First Step? Don't miss out on this game-changing opportunity! Reach out to us at Requests@Energy-Efficiency.com to get started on the path to a greener, more sustainable future.

Last week in Houston, Texas, the Industrial Energy Technology Conference (IETC) opening panel addressed the challenges and opportunities associated with ESG.

There was clear agreement that ESG has become an important force that cannot be ignored. There was also distinct conversations on the approaches that should be taken, requirements as well as the practicality of objectives, particularly Net Zero.

Energy@Work shared our experiences in preparing our GHG reduction strategy and the economic advantages in developing a proactive approach. Using our Energy Management Action Plan (E-MAP) as the first phase becomes the catalyst to sustained progress through proven results.

Thanks to Texas A&M for the organization and facilitation of such an important topic!

Thank you to Jose A. Garcia for inviting Amir to speak during the University of Toronto’s (UoT) Tools and Techniques for Energy Management class on June 27th. Amir had the opportunity to share his experiences with Measurement and Verification (M&V).
With the importance of Environmental, Social and Governance (ESG) continuing to grow, as well as pressure to avoid “greenwash”, it is increasingly important that correct methods exist, and be understood, to verify results. That’s where M&V comes in. Amir has uniquely qualifying experience to speak to M&V as he was able to secure Toronto Hydro’s approval for electricity savings in the commercial office sector during the pandemic. This led to over 16,000,000 kWh savings.

Efficiency Valuation Organization’s (EVO) non-routine events and adjustment guidelines were proposed and approved. Equally important was the use of NRCan’s RETScreen to account for low occupancy.
Amir’s experience and challenges were shared with the UoT students to help them be prepared with practical and current industry best practices. Proper M&V was explained, what can be achieved as well as the exciting future that is in store for them.

Amir provided the following resources:
Articles: Efficiency Valuation Organization (EVO)
Importance of Measurement and Verification (M&V) and how savings were proven that resulted in 16 Million kWh that Toronto Hydro was able to verify:

  1. Energy@Work's Commercial Office Experience Using EVO’s Non-Routine Adjustment (NRA) Method #6 to Quantify Electricity Savings During a Pandemic

  2. Using EVO's Non-Routine Adjustment (NRA) Methods to Quantify Electricity Savings During the 2020 Pandemic

Video: Ontario’s complicated rate structure, particularly our unique Global Adjustment Mechanism (GAM)
Energy@Work organized and prepared the following presentation for BOMA to help the commercial sector prepare 
https://www.energy-efficiency.com/news/hourly-ontario-energy-price-hoep-and-global-adjustment-ga-explained

The study was published in the Journal of Portfolio Management and explores the correlation between improved property performance and green building certification. The research analyzes 10 years of financial performance data across 58 million square feet of US and Canadian office space.
As stated in the study:
“The benefits uncovered through this analysis carry significant income and value implications, which are relevant for the appraisal/valuation community. Although it can be difficult to measure the financial impact of improved tenant satisfaction, what can be measured are the financial impacts of the added building stability through a more satisfied tenant base”.

According to the study, buildings which are BOMA BEST and/or LEED certified:

  1. Have higher net effective rates;

  2. Lower rent concessions (4% lower in Canada if LEED and BOMA BESt certified);

  3. Higher occupancy rates (18.7% higher in Canada if LEED and BOMA BESt certified);

  4. Higher tenant renewal rates (5.6% higher in Canada if buildings were certified by BOMA at level 3 compared to non-certified buildings);

  5. Higher tenant satisfaction scores (7% higher in Canada if buildings were certified by BOMA at level 3 or 4, compared to non-certified buildings);

  6. Lower energy consumption.

 
Additional supporting reference:
https://www.researchgate.net/publication/282438246_Green_Certification_and_Building_Performance_Implications_for_Tangibles_and_Intangibles
 
Should you have any questions regarding the above, or to get started on BOMA BEST certification, please do not hesitate to contact Energy@Work:
Requests@Energy-Efficiency.com.

BOMA Toronto’s race2reduce CREST awards recognize participant efforts to reduce GHG and continually improve building management and operations!

This year’s awards include:
Climate Champion: Awarded based on GHG reduction or lowest emissions.
Collaborative Excellence: Awarded based on the demonstration of collaborative practices
Innovation Excellence: Awarded based on creativity and innovation.

The first step is to review the categories and determine if your building is deserving of recognition!

Click below for the submission guide and more information on the BOMA CREST Awards.

The IESO has announced an extension to the Ontario Regulation 506/18: Energy and Water Reporting and Benchmarking. The extension will allow reporting on energy and water data until October 31st, 2023.

Under the Reporting of Energy Consumption and Water Use regulation, buildings over 50,000 SqFt are required to report.
https://www.ontario.ca/page/report-energy-water-use-large-buildings#section-3

Energy and water make up some of the largest operating costs in a building. Reporting provides an opportunity to identify opportunities for energy efficiency, track usage and compare how your building stacks up to similar buildings.

In May 2023, GA cost was $0.89 billion. This is a 2% increase from April 2023 GA ($0.87 billion) and an 8% increase comparing May 2023 with March 2023 GA ($0.82 billion).

If we compare May 2023 with May 2022, there was a 16%  increase.

With drastic GA cost changes monthly, Energy@Work continues to ask “why?”. We provide a monthly review of GAM costs however the reason for the vast cost fluctuation remains unclear.

Energy@Work’s services includes a “GAM coach”. We maintain the importance of a GAM Strategy for Class A and Class B to win the (GAM)e.
Our collective savings have exceeded $10 million, and we look forward to continuing to assist.

BOMA International’s TOBY Awards Reception and Gala took place June 27th- congratulations to the award winners! A TOBY award is a symbol of the efforts made as a leader in commercial real estate excellence!
 

Amongst these leaders, we would like to make a special mention to:

Menkes Developments Ltd.:

25 York- Winner of the Earth Category Award!

Kennedy Matheson Industrial Complex- Winner of the Industrial Office Building Category Award!

North York Square- 45/47 Sheppard: Winner of the Corporate Facility Award!

Congratulations to all winners! Recognition for your efforts is well deserved!

To learn more about the BOMA International TOBY awards click here!

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May Newsletter: News and Views

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Through the IESO, Energy@Work has been approved as an Existing Building Commissioning (EBCx) provider! We are excited to be able to implement projects through the 2023 EBCx incentive program, expected in June 2023.

Why?

  • EBCx offers clients an opportunity to achieve utility savings through a proven process which, NRCan suggests, can result in savings between 8 to 15%

  • The EBCx program is unique by offering upfront funding as well as

    •  incentive to reduce electricity use, and

    • an incentive to sustain savings

  • EBCx uses NRCan’s 4-Phase approach that goes beyond trial and error to uncover root cause issues

Interested in sustained savings to support Environmental, Social and Governance (ESG) objectives?
Get in touch with us through Requests@Energy-Efficiency.com or 
learn more from our web site www.Energy-Efficiency.com 
Energy@Work is committed to helping operationalize ESG through proven programs that yield results that can be Measured and Verified (M&V) to Efficiency Valuation Organization’s (EVO) IPMVP.

Information on the EBCx program is available from the IESO website:
https://saveonenergy.ca/For-Business-and-Industry/Programs-and-incentives/Existing-Building-Commissioning-Program

Energy@Work presented at the BOMA Toronto Global Adjustment (GA) workshop on April 28th. The workshop outlined the intricacies of the GA and the importance in making the right decision on June 15th as well as the second decision on June 16th.

The June 15th GA decision is for Ontario electricity customers that have an average monthly demand over 1,000 kW to determine their GA rate structure for the upcoming year, i.e., Decision #1!

The next decision is to decide what strategy is needed to maximize saving, i.e., Decision #2. 

June 15th has 2 Options:
To be billed as Class A, based on the building’s Peak Demand Factor (pdf) 
To be billed as Class B, based on fixed monthly $/kWh rate
The workshop recording is available online if you missed it:

The decision is not automatic and should be thought out carefully. It is essential to notify your local distribution company of your decision on June 15th if you want to be billed Class A. 

The best option depends on:
i) historical consumption and demand profiles, as well as
ii) predicted electricity use
The right choice can be the difference of hundreds of thousands of dollars. 

Contact Energy@Work to Help with Your June 15th Decision and Strategy for the Year!

The IETC conference, held this year in Houston, Texas, is a great opportunity for industries leaders to meet and connect with each other.


Topics include innovative technologies, smart manufacturing, corporate energy management, energy monitoring and analysis. Case studies are shared for successful, real-world efficiency projects. Energy@Work has been a program advisor for over 10 years and speaks highly of the program and the speakers, who share their real-world experience.

Energy@Work’s Scott Rouse will present on two important topics:

1. Environmental, Social and Governance (ESG)

The importance of operationalizing ESG through Energy Efficiency, as well as avoiding Greenwashing accusations through proper Measurement and Verification, such as Efficiency Valuation Organization’s (EVO) IPMVP.

2. Lesson Learned from a successful Treasure Hunt

Energy@Work arranged a treasure hunt to identify energy efficiency measures. Facility staff were engaged in reviewing their operations after analyzing utility use with suggested best practices. The result was the identification of savings valued at $170,000, largely through operational activities.  Funding was also arranged.

The IETC is a great conference for energy managers and registration is open- we’d love to see you there:

Awareness surrounding Environmental, Social and Governance (ESG) has grown exponentially in the last several years. Now a new obstacle stands in the way of developing an ESG strategy- anti-ESG backlash.

In early May, Florida’s governor, Ron De Santis, signed a bill that bans the investment of state funds into ESG. ESG bonds are also banned. De Santis claims the focus should be on maximizing returns rather than a focus on climate change and corporate diversity, ignoring the correlation between ESG and capital investment success. Ratings agencies expressed worry for the future, as weather and climate risks can no longer be accounted for- especially prevalent in Floridian areas that are hurricane-prone.

In light of this disheartening report, Energy@Work spoke with Sara Keyes, CEO of ESG Global Advisors, to get her take:
”Institutional investors are focused on policy – not politics. Companies need to pay attention to their current and prospective investors’ requests for ESG information as they believe it impacts their long-term risk-adjusted portfolio returns. The reason long-term investors, such as pensions, are focused on ESG risks and opportunities is to maximize risk-adjusted returns – therefore the rhetoric that ESG investing is ‘woke capitalism’ simply does not hold when you look under the hood of these investment strategies.”

When done properly, meaning with verifiable results disclosed, an ESG strategy has proven to have an excellent return on investment, as was highlighted in MarketWatch’s December article:
“Infosys research found that a 10-percentage-point increase in ESG spending correlated to a 1-percentage-point increase in profit growth. This occurred relatively quickly: 41% of respondents surveyed said they experienced a return on their ESG investment within a two- to three-year window.”
https://www.marketwatch.com/story/climate-change-and-diversity-efforts-are-profitable-report-says-heres-how-much-11670616651

Under the Reporting of Energy Consumption and Water Use regulation, buildings over 50,000 SqFt are required, by law, to report. Report your building’s annual energy and water use to comply with O.Reg 506/18. More importantly, EWRB offers the benefits from benchmarking and knowing your consumption.

Energy and water is a significant and controllable operating cost. Reporting provides an opportunity to identify opportunities for energy efficiency, track usage and compare how your building stacks up to similar buildings.

Contact Energy@Work to assist with your 2023 EWRB reporting!

In April 2023, GA cost was $0.87 billion. This is a 6% increase from March 2023 GA ($0.830 billion) and a 6% increase comparing April 2023 with February 2023 GA ($0.825 billion).

If we compare April 2023 with April 2022, there was a 20% increase.

If we compare March 2023 ($0.830 billion) with March 2022 ($0.616 billion) a 35% increase!

With drastic GA cost changes monthly, Energy@Work continues to ask “why?”. We provide a monthly review of GAM costs however the reason for the vast cost fluctuation remains unclear.

Energy@Work’s services includes a “GAM coach”. We maintain the importance of a GAM Strategy for Class A and Class B to win the (GAM)e.
Our collective savings have exceeded $10 million, and we look forward to continuing to assist.

BOMA Toronto’s annual COE Gala took place on May 25th, 2023. The gala recognizes industry leaders and properties that achieved BOMA BEST certification.

Awards were given to those that demonstrated excellence in the following categories:

  • Earth Hour Weekend Challenge Awards 

  • Earth Awards

  • Pinnacle Awards  

  • Certificates of Excellence 

  • TOBY Awards

We would like to make special mention to:

Congratulations to all winners! Recognition for your efforts is well deserved!

Top Safety Tips for bicyclists and motorists:

  • Never ride or drive distracted.

  • Always expect the unexpected.

  • Always wear a bicycle helmet when on a bicycle and a seat belt when in a vehicle.

  • Know the Rules of the Road - A bicyclist is considered a vehicle on the road with all the rights and responsibilities of motorized traffic.

  • Share the Road - Both motorist and bicyclist should look out for each other and show mutual respect.
    + Lock up your bike!

As a 2-time winner of the Toronto Bicycle Friendly Business award, we are passionate about cycling- and safety is always #1!

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April Newsletter: News and Views

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BOMA 4.0 has officially launched!
 
The new certification portal brings with it many changes. The most fundamental is the introduction of 2 portal streams: BOMA BEST Sustainable and BOMA BEST Smart.
 
The Sustainable Stream “A practical approach to making building operations more sustainable.”
The sustainable stream has more similarities with BOMA BEST 3.0. The aim is to provide a framework and road map to support environmental performance, management, decarbonization, retrofits, engagement, and equity.

The Smart Stream “Using technology to optimize the building experience.”
 
The smart stream is a new addition to allow technological innovation to play a key role. The aim of the smart stream is to allow digital advancements and transformation that enables automated analytics and sharing information between systems, supported by technology.

For more information, the BOMA BEST 4.0 portal has been fully launched and provides many resources to become familiar with the new changes.
https://bomabesthub.com/Login
 
What does this mean for existing BOMA BEST applications?
Buildings registered prior to March 31st, 2023, can continue with their BOMA BEST 3.0 portfolio. These verification requests must be submitted by September 30th, 2023.

Energy@Work is looking forward to exploring version 4.0 and the practical changes that align with carbon reduction goals and promote more engagement within the building.

The 10th annual Earth Hour Challenge has wrapped up and the results are coming in!

239 participants took on the challenge of reducing their properties energy use over the Earth Hour weekend. The participants achieved amazing results with an average reduction of 10%!

Energy@Work has acted as advisors since the challenge’s inception in 2013. It aligns with the “People” of our 3 P’s philosophy- People, Process and Products. The challenge brings management, operations, and occupants together to optimize building efficiency!

The Earth Hour Weekend Challenge is a great opportunity to review building operations and discover opportunities to reduce year-round!

Energy@Work is reviewing the challenge results with BOMA Toronto!

We are looking forward to celebrating with the winners at the BOMA Toronto’s Celebration of Excellence Awards Gala on May 25th!

The Ontario Energy Board (OEB) has announced that the new Time of Use (TOU) and the Change in the Tiered threshold for residential customers under the OEB’s Regulated Price Plan will take effect on May 1st, 2023. The electricity prices for both remain unchanged and these prices will be in effect until October 31st, 2023.

Also arriving May 1st is the Ultra-Low Overnight (ULO) price plan for RESIDENTIAL customers only.

This plan involves 4 price periods, the overnight period being “Ultra-Low” cost. Utilities (that are ready to do so) can begin offering their residential and small business customers the ULO price plan. By November 1, 2023, ULO price plan options will be a requirement from all utilities.

“Just like TOU pricing, with ULO, the price depends on when customers use electricity. This means customers can help manage their electricity costs by shifting their usage to lower price periods when possible.”
https://www.oeb.ca/newsroom/2023/summer-hours-and-new-price-plan-coming-may-1

Report your building’s annual energy and water use to comply with O.Reg 506/18. Under the Reporting of Energy Consumption and Water Use regulation, buildings over 50,000 SqFt are required to report.
https://www.ontario.ca/page/report-energy-water-use-large-buildings#section-3
 
Energy and water make up some of the largest operating costs in a building. Reporting provides an opportunity to identify opportunities for energy efficiency, track usage and compare how your building stacks up to similar buildings.

Energy@Work has submitted close to 700 submissions and as a Licensed professional, also provide additional information and support.
Contact Energy@Work to assist with your 2023 EWRB reporting!

Toronto Hydro wants to know what you think.

Click the button below to access the survey, enter your Toronto Hydro Account Number and complete the survey for a chance to win free electricity for a year!

10 submissions will be selected as winners!

RED columns represent summer months (June, July, August and September) 
BLUE is shoulder and winter months.

In March 2023, GA cost was $0.830 billion. This is a 1% increase from February 2023 GA ($0.825 billion) and a 43% increase comparing March 2023 with January 2023 GA ($0.579 billion).

If we compare March 2023 ($0.830 billion) with March 2022 ($0.616 billion) a 35% increase!

With drastic cost changes monthly, Energy@Work continues to ask “why?”. We provide a monthly review of GAM costs however the reason for the vast cost fluctuation remains unclear.

Energy@Work’s services includes a “GAM coach”. We maintain the importance of a GAM Strategy for Class A and Class B to win the (GAM)e. Our collective savings have exceeded $10 million, and we look forward to continuing to assist.

Don’t forget to join us April 28th at the BOMA GA Webinar!

Click the image below to watch our quick video that explains EWRB:

Join us at BOMA’s 2023 Global Adjustment workshop on April 28th to learn what factors should affect your June 15th GAM decision to become a Class A or Class B building and how to proceed following your decision.

Hourly Ontario Energy Price (HOEP) and Global Adjustment (GA) Explained

HOEP vs GA

What is the GA Decision? How will it effect your building?

On June 15th of each year, Ontario electricity customers with average monthly demand over 1,000 kW must choose their specific GA rate structure, i.e.,

Option 1: to be billed as Class A, based on the buildings Peak Demand Factor (pdf) 

Option 2: to be billed as Class B, based on fixed monthly $/kWh rate

 

The decision is not automatic and should be thought out carefully. It is essential to notify your LDC of your decision on June 15th. 

The best option depends on:
i) historical consumption and demand profiles, as well as
ii) predicted electricity use.
The right choice can be the difference of hundreds of thousands of dollars. 

Once the decision is made, a proactive strategy can achieve even greater savings as well as potential future savings!

March Newsletter: News and Views

This weekend, March 24th from 6PM to March 27th at 6AM, is the BOMA Earth Hour Weekend Challenge!

An expansion on Earth Hour, BOMA Earth Hour Weekend Challenge provides properties an opportunity to reduce energy waste throughout the weekend. Energy@Work has worked closely with BOMA over the last 10 years, since the challenge’s inception, because of the results we see each year. Moreover, we support the way it brings people together to celebrate what can be accomplished, in a short window, when a collective group targets energy reduction.

We’re looking forward to seeing another year of great participation and energy reduction!

This year’s award ceremony on March 8th was a great success- a wonderful opportunity to reconnect and celebrate the efforts of all the Award recipients!

Energy Manager of the Year was awarded to Energy@Work’s Technical Director, Amir Kamandlooie! Amir was awarded Energy Manager of the Year as a result of his efforts implementing energy management within organizations and using data analytics to verify results and discover new opportunities.
 
Wrench of the Year was awarded to:
Judy Arsenault
Judy’s role as building operator is pivotal in coordinating the team at Crown Property Management’s 90 Sheppard Ave to improve building performance. Judy has demonstrated efforts beyond what is typical by actively engaging the operation and management teams with the Energy Management Action Plan to achieve and sustain Energy Efficiency Measures (EEM), which resulted in significant savings.

Judy’s knowledge of building systems and being the ‘eyes and ears’ of the building, as well as supporting and coaching junior staff to follow in her place, is a further demonstration of her commitment to her profession.

Paul Hang
It has been a great experience working with Paul Hang because of his commitment to energy efficiency and to realize and sustain results.
Paul played a key role in implementing the Energy Management Action Plan. Through his efforts, Paul facilitated the collaboration between Operations, Management to:
1. Optimize system performance by taking action to achieve sustainable savings.
2. Align Environmental, Social and Governance (ESG) goals and objectives
 
Paul identified, quantified, and implemented measures to reduce Greenhouse Gases (GHGs) as well as providing training and support.

Edward Newton, Energy Manager at Energy@Work, has achieved his PMVA Designation!
The PMVA designation from Efficiency Valuation Organization’s (EVO)  demonstrates measurement and verification expertise and an ability to apply IPMVP to determine savings.

In 2021, Edward co-wrote an M and V Focus article; “Energy@Work's Commercial Office Experience Using EVO’s Non-Routine Adjustment (NRA) Method #6 to Quantify Electricity Savings During a Pandemic”. The article spoke to the obstacle of reporting verified energy efficiency savings in light of the pandemic and reduced building occupancy. Edward used method #6 to comply with challenging M&V requirements using EVO’s (Efficiency Valuation Organization) Guideline for Non-Routine Events (NRE) and Non Routine Adjustments (NRA) to demonstrate savings.

“The pandemic presented significant M&V challenges to verify electricity savings post March 1st, 2020 to May 31st, 2020. EVO’s NRE Approach #5 and NRA Method #6 provided the support required to successfully verify the savings in our unprecedented pandemic situation.” 

Edward was able to assist in securing $3.2 million in savings, approximately 16,000,000 kWh or the equivalent of 1,684 Ontario homes annual electricity use. This was across 28 properties and was 3rd party verified by Toronto Hydro.

Edwards continued efforts are deserving of this great achievement!

Join us at BOMA’s 2023 Global Adjustment workshop on April 28th to learn what factors should affect your June 15th GAM decision to become a Class A or Class B building and how to proceed following your decision.

Your annual opportunity to review and determine your GA Strategy:
June 15th Decision #1, Class A or Class B
June 16th Decision #2, How to be prepared for 2024?  

 

What is the GA Decision? How will it effect your building?

On June 15th of each year, Ontario electricity customers with average monthly demand over 1,000 kW must choose their specific GA rate structure, i.e.,

Option 1: to be billed as Class A, based on the buildings Peak Demand Factor (pdf) 

Option 2: to be billed as Class B, based on fixed monthly $/kWh rate

Ontario’s regulation allows commercial customers to make this annual choice on how they will be billed for electricity, from July 1st, 2023, to June 30th, 2024.

The best option depends on:
i) historical consumption and demand profiles, as well as
ii) predicted electricity use.
The right choice can be the difference of hundreds of thousands of dollars. 

Once the decision is made, a proactive strategy can achieve even greater savings as well as potential future savings!

BOMA Toronto has organized the GAM workshop for the past 5 years with Energy@Work’s support, industry experts, practitioners, and policy makers. The objective is to help to clarify the GA process and share experiences and insights specific to the commercial office sector.

Utilities alert their customers by May 31st if they are eligible and their pdf if they are eligible. This 2-week window is very tight and senior management approval is required.  It is also important to know the rules.

The workshop will provide the confidence needed to make an informed decision on June 15th and determine the best strategy going forward!   

We look forward to you joining and to responding to your questions and concerns.

Registration link: https://bomaportal.bomatoronto.org/events/register.aspx?id=1694254&itemid=81729a5e-1fe7-4313-b61f-9a41c230fef5

February 2023 GAM cost is $0.825billion. This is a 42% increase from January 2023 GA ($0.579 billion).

If we compare February 2023 with February 2022, there was a 56%  increase (it was $0.528 billion).

With drastic cost changes monthly, Energy@Work continues to ask “why?”. We provide a monthly review of GAM costs however the reason for the vast cost fluctuation remains unclear.

Energy@Work’s services includes a “GAM coach”. We maintain the importance of a GAM Strategy for Class A and Class B in order to win the (GAM)e. Our collective savings have exceeded $10 million, and we look forward to continuing to assist.

Report your building’s annual energy and water use to comply with O.Reg 506/18. Under the Reporting of Energy Consumption and Water Use regulation, buildings over 50,000 SqFt are required to report. 
https://www.ontario.ca/page/report-energy-water-use-large-buildings#section-3

Energy and water make up some of the largest operating costs in a building. Reporting provides an opportunity to identify opportunities for energy efficiency, track usage and compare how your building stacks up to similar buildings. 

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February Newsletter: News and Views

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Challenge Tips and Tricks were shared in the following webinar which was made available from BOMA:

http://www.bomatoronto.org/awards/awards-overview/earth-hour-weekend-challenge 

Energy@Work has worked closely with BOMA over the last 10 years, since the challenge’s inception, because of the results we see each year. Moreover, we support the way it brings people together to celebrate what can be accomplished, in a short window, when a collective group targets energy reduction.

There are 2 very distinctive tactics in supporting the challenge:

1) Management and Operations: 
Ryan Ounjian of DREAM Property Management, asked:

“What can the building staff do to reduce kWh while respecting the key E-MAP objectives of: Safety, Tenant Comfort and Equipment Reliability?

We cannot afford to have unintended consequences.”

Understanding kWh use, particularly during unoccupied periods is a great way to identify waste as well as reduce electricity costs.


Here are a couple of additional suggestions:
1.1 Review and update your Current Facility Requirements (CFR) 
            For example, are the occupied and un-occupied hours of operation updated?
1.2 Review the ieso suggestions. The ieso is responsible for Ontario’s Conservation and Demand Management and use ratepayer dollars, collected from the monthly Global Adjustment charge, to provide the following type of resources. 
     1.2.1 ieso: Seven red flags you are wasting energy@work
     1.2.2 ieso Understanding your business’s electricity data  
1.3 A practical approach is to review the hourly electricity use profile (kWh) and attempt to match end use loads and compare with actual requirements.  

We review these at our E-MAP meetings and look forward to hearing what others discover.

2) Tenant Action:
Jeri Mckelvie from Menkes Property Management, asked:

“How to support tenants in encouraging occupants to shut off their systems when not in use?”

These are behavioral, difficult and requires an on-going awareness campaign. Tactics can evolve through a program, such as Building Beyond Green (BBG)© 

It is very challenging to introduce in the short term, but the Challenge Tips and Tricks webinar and the Tips and Tricks Out of Office Energy Savings video are great starting points. This can also be tied into a tenant or occupant ‘return to work’ strategy, for better occupant support and tenant buy-in.

Good luck and don’t forget to mark your calendars! The challenge takes place:

Friday March 24th @ 6:00pm to Monday March 27th @ 6:00am!

Energy@Work will join others in the energy industry at AEEGTA’s annual networking and awards event. The event provides an opportunity to reconnect and celebrate. This year’s chapter award winners for Wrench of the Year and Energy Manager of the Year will be announced!

We hope to see you at Elephant and Castle (212 King St W) on March 8th from 5-8PM.

ESG has become a buzzword in the investment community, and for good reason. With rising costs and the climate crisis to consider, an effective, and verified ESG strategy must be in place. “Greenwashing” or “Green sheen” are plaguing ESG efforts and causing confusion as to where real efforts are being made. ESG’s popularity has risen so quickly, across so many sectors, that proper reporting and disclosure methodologies can’t keep up. 

Adherence to Efficiency Valuation Organization’s IPMVP guidelines provides a cost-effective approach to support energy efficiency, as an example. It is critical to ensure that an ESG strategy is taking you in the right direction by creating a plan with a qualified team and verifying the results. 

A recent article from MarketWatch highlighted the impact ESG can have as a capital investment;

“Infosys research found that a 10-percentage-point increase in ESG spending correlated to a 1-percentage-point increase in profit growth. This occurred relatively quickly: 41% of respondents surveyed said they experienced a return on their ESG investment within a two- to three-year window.”

https://www.marketwatch.com/story/climate-change-and-diversity-efforts-are-profitable-report-says-heres-how-much-11670616651

January 2023, GA cost is $0.579 billion. This is a 56% increase from December 2022 GA ($0.371 billion).

If we compare January 2023 with January 2022, there was a 16%  increase (it was $0.502 billion).

With drastic cost changes monthly, Energy@Work continues to ask “why?”. We provide a monthly review of GAM costs however the reason for the vast cost fluctuation remains unclear.

Energy@Work ’s services includes a “GAM coach”. We maintain the importance of a GAM Strategy for Class A and Class B in order to win the (GAM)e. Our collective savings have exceeded $10 million, and we look forward to continuing to assist.

BOMA BEST is set to become a cross-border benchmark for sustainable building performance through a pending agreement to launch the 18-year-old Canadian certification program in the United States. Representatives from BOMA Canada and U.S.-based BOMA International announced their latest intent late last week, with the expectation of a formal pact in time for BOMA international's 2023 Conference and Expo in Kansas City, Missouri, in late June.

https://www.reminetwork.com/articles/boma-best-poised-to-be-cross-border-benchmark/

As North America’s largest environmental assessment and certification program, BOMA BEST has helped steer many buildings along their path to greater efficiency. Soon, the certification will be available to Americans as well. 

Energy@Work has always maintained that people are the most important element to the success of efficiency efforts. This is one of the main reasons we have gotten involved with BOMA BEST as advisors through the technical committee. BOMA BEST brings together the “People” within an organization, from management to operations and even tenants and occupants. When everyone has an understanding of what’s being done and why, there is not only better communication, but also more drive to implement change.

We look forward to hearing more about the transition and the impact BOMA BEST certification is sure to have internationally.  

“It’s going to be a big change for all of us and will have a huge impact on sustainability, frankly, around the world,”

- Randal Froebelius, the chair of BOMA International