Question of the Month: What are the top five money losing energy myths contrasted with today's reality?

As a commercial building energy management consultant, I am always amazed at how many otherwise competent building owners and managers continue to lose money because of popular, but erroneous, misconceptions regarding energy management. So when I was asked to write an article that would prove valuable to the commercial property community I could think of nothing more beneficial than correcting these misconceptions. While this is not a totally inclusive list, I have tried to address the most common in the hopes it will clarify the realities of today's energy savings landscape. 1. I am not going to risk losing occupancy by trying to save energy. In times past saving energy meant freezing in the dark and sweating in the heat; but those days are over. Modern methods not only save energy and money; contrary to popular mythology they actually increase comfort levels in buildings. 2. It costs more than it is worth. Actually, energy management is one of the few areas where owners/managers can generate immediate positive ROI/NOI impact at little or no cost. And considering that according to NYSERDA studies energy costs typically represent 35% of operational overhead it is hard to conceive of any business scenario where improvements could not have a significant positive bottom line impact. 3. Our budget is too tight to consider any capital outlays at this time. Energy savings is very high on the list of utilities, regulatory agencies, and government departments and, more importantly, there are rebates, tax credits, and other financial incentives specifically designed to minimize capital outlays. In the many cases up-front costs can be zero or have such a short pay-back that failing to implement energy savings is amongst the poorest possible business decision you could make. 4. Rebates and incentives are a pipe dream - I've heard almost no one really gets them. Qualifying for rebates and incentives can be very complex, frustrating, and disappointing - if you use a do-it-yourself approach because regulations and their interpretations are in a constant state of flux. Considering the payback can run to 6 figures or more; it only makes sense to work with a professional who does this every day. I can tell you that we have near 100% success - and have succeeded where others have given up. 5. My building is new and energy efficient. Newer buildings are built to higher standards; but often rely upon complex high-tech equipment that is more likely to go out of spec than more traditional systems. At a minimum if you are not conducting at least annual performance reviews and tune-ups it is likely you are needlessly wasting energy money. Since there is no downside risk to getting a check-up; and the potential losses and savings are so large it only makes sense to have your property evaluated by an independent consultant. Bottom line - if you are letting one or more of these commercial energy savings myths stand in your way, now is the time to rethink your approach. Failing to implement energy savings already means significant negative NOI impact; energy cost trends show that these losses are almost certain to increase in the future. Right now, commercial building owners and managers have the dual luxury of being able to implement energy savings more or less at their leisure which means then can shop around to minimize their costs of implementations and schedule the work for minimal operational and financial impact. However, that won't last - we are on the cusp of utility and public policy moving from the carrot to the stick. Right now, utility and public agencies are attempting to reduce energy consumption via rebates and incentives; but, at some point energy efficiency will become mandatory - we are already seeing that trend with Local Law 87. When that change occurs those that failed to take advantage of the current favorable situation will still be faced with the need to achieve energy efficiency; but they will do it under the gun; without offsetting rebates and incentives; and, most likely worst of all; do it in a marketplace that knows they have no choice which is a recipe for outrageously high costs. Jimmy Carchietta, LEED AP+BD&C, is the founder and CEO of The Cotocon Group, New York, N.Y.