Compliance Landscape
NYC’s suite of building energy laws (LL84, LL87, LL88, LL97) requires large buildings to track, report, and reduce their energy use and greenhouse gas (GHG) emissions:
Each law carries penalties for non-compliance, and together they form the backbone of NYC’s decarbonization framework.
Cotocon’s Engagement Since 2009
As the long-term compliance partner for 555 Madison Avenue, Cotocon Group has executed a wide scope of services:
1. Annual Benchmarking (LL84)• Ensuring accurate benchmarking.
2. Energy Audits & Retro-Commissioning (LL87)• Comprehensive survey of building energy systems every 10 years.
• Functional testing of HVAC, lighting, and control systems to verify efficiency.
3. Lighting & Submetering (LL88)• Compliance verification and tenant-level energy apportioning.
• Studies to attribute emissions and costs to specific tenant groups.
4. Local Law 97 Strategic Roadmap• Energy modeling study to forecast emissions under LL97 caps.
• Establishing a decarbonization roadmap with scenario analysis through 2034.
5. ENERGY STAR Certification• Most recent certification in 2019, maintaining marketability and prestige.
Even greater savings are possible when LED upgrades include automatic controls, potentially pushing metal halide fixture savings from 60% to over 80%.
Technical Insights & Corrective Actions
Several technical findings translated into measurable performance gains:
Leak Detection & Resolution• Identification of hidden mechanical leaks reduced unnecessary energy consumption and associated costs.
Tenant Energy Apportioning• Detailed study of NYU Langone (20% of building occupancy) clarified their proportional GHG emissions contribution.
• Result: improved accuracy in reporting and fairer allocation of operating expenses.
Anomalous Load Identification• ESPM benchmarking flagged abnormal spikes in certain tenant areas.
• Corrective HVAC scheduling adjustments led to improved load management and reduced peak demand.
System Retro-Commissioning• Verified proper calibration of BMS controls, damper sequencing, and chilled water resets.
• Reduced simultaneous heating/cooling waste common in older office towers.
Why Accurate Benchmarking Matters
For 555 Madison, everything began with meticulous benchmarking. Reliable energy data provided the foundation for:
• Identifying anomalies before they became costly inefficiencies.
• Establishing a performance baseline for LL97 compliance projections.
• Enabling ENERGY STAR recognition, which boosted tenant and investor confidence.
• Supporting data-driven investment decisions for long-term decarbonization.
Strategic Importance Under Local Law 97
With LL97 enforcement ramping up, 555 Madison Avenue now benefits from:
• A clear decarbonization roadmap aligned with emissions caps through 2050.
• Proven reductions in EUI (Energy Use Intensity), protecting the asset from future penalties.
• A framework for continuous compliance monitoring, ensuring no lapse in filings or reporting accuracy.
Lessons for Building Owners
The 555 Madison Avenue case demonstrates that Local Law 97 compliance is not just about avoiding fines—it’s about:
• Protecting asset value by staying ahead of regulatory thresholds.
• Lowering operational costs through data-driven energy management.
• Strengthening tenant relationships with transparent, apportioned reporting.
• Positioning for carbon neutrality in alignment with citywide goals.
Is your building prepared for Local Law 97?
Cotocon Group has been helping New York’s premier buildings like 555 Madison Avenue achieve compliance and measurable performance gains for over 15 years.
Claim your building for free on The Carbon Shield and receive a portfolio-wide compliance snapshot today.
