ENERGY STAR Benchmarking measures a building’s Energy and Water use to establish a baseline from which to measure all future improvements. The metrics of a benchmarked building are compared against similar buildings throughout the United States to produce an ENERGY STAR Benchmarking “rating.”

It is a data driven modern approach that improves the Building Performance and saves Energy Costs for Building Owners.

The Reason to go for Energy Star Benchmarking

Businesses are reducing their energy costs by 10, 20, and 30 percent through effective energy management practices that involve assessing energy performance, setting energy-savings goals, and regularly evaluating progress.

Facility- or building-level energy performance benchmarking is an integral part of it. It provides the reference points necessary for gauging the effectiveness of energy management practices and management for continuous improvement.

Energy Star Benchmarking

Why should I go for Benchmarking?


  • Increase Profitability by Being Energy Efficient – Energy Benchmarking tells a building owner about their Energy Usage. It is a key step in identifying opportunities to increase profitability by lowering energy and operating costs.Energy Star Benchmarking - The Cotocon Group
  • Effective Management by Measuring Energy Usage – Through benchmarking, the key metrics for assessing performance are identified, baselines are established, and goals are set. This process helps to identify the key drivers of energy use and provides an important diagnostic tool for improving performance.
  • Make Smart Energy Investments – By evaluating trends and variability in energy use, benchmarking can improve management decisions on investments in energy-related projects. Developing a historical perspective on current and past energy use provides a context for those decisions.
  • Compliance with Local Laws – Energy Benchmarking is an important aspect of Local Law Compliance in New York City and New York City Local Law 84. New York City Local Law 133 mandate Energy Star Benchmarking.

Some Numbers –

  • In commercial real estate, decreasing energy costs by 30 percent is equivalent to increasing net operating income by 4 percent.
  • In the healthcare industry, each dollar that a hospital saves in energy costs is comparable to generating new revenues of $20.
  • In the supermarket retail industry, a 10 percent reduction in energy costs is equivalent to increasing sales per square foot by $70.

Data taken from Energy Star


Energy Star Benchmarking





Key Steps to a Successful and Effective Energy Star Benchmarking

The Cotocon Group holds 10 years of Energy Expertise with a proven track record of Accurate Benchmarking Reports, timely compliance, Detailed insights and result oriented approach. We help building owners by Benchmarking their buildings and easy compliance with Local Laws.

The Energy Usage benchmarking process starts with decisions on the goals, scope, and parameters that will support energy management activities and objectives.

We analyze the key Energy Drivers and their performance against the standard and how we can go beyond that standard.

For Free Consultation, get in touch with us.

Energy Modeling and its Benefits for Building Owners

What is Energy Modeling?

Building Energy Modeling is the process of estimating the energy usage by a building with the help of software. These estimates are then used by Energy Experts to optimize and reduce the Energy usage while maintaining optimum performance.

Modeling provides insight into how buildings consume energy. It is basically a process used to estimate the possible energy expenditure of a building by factoring in its systems including HVAC, electrical, lighting systems, envelope, windows, plumbing, etc.

Once a report is generated, an energy expert can then fine tune and optimize the system and recommend the changes that a building owner can make to save Energy and thousands of dollars in savings.


Energy Modeling New York City

Using Energy Modeling to make Key Decisions

Energy Modeling is a great tool for building owners to make key business decisions that may end up saving them a lot of money. Whether it is a new construction or an existing building, it offers great insight as a decision making tool.


New Construction

Energy Modeling is a great tool to use when you have to choose between multiple system design options.

Whether it is HVAC system, lightning or the plumbing system, with the right tools and knowledge, reports can be generated on how the system will perform under various design options. All the choices can be simulated within a very short time and help the decision making a lot easier for building owners.

Want to simulate 4 different HVAC systems? Sure. Want to know how switching to LEDs will affect your cooling systems? Why not!

The building owner can then compare the costs and make informed decisions.

Energy Modeling Model

Here are just some of the benefits of Energy Modeling

  • Help you identify which system is best in your building
  • Optimizing the cost of ownership
  • Achieve “green building” standards (LEED, ASHRAE 90.1)
  • Comply with utility and municipality rebate programs such as NYSERDA, PSEG and more!

Existing Buildings

Existing buildings can also be modeled and simulated. Generally, existing buildings are simulated to find out if a system is causing excessive leakage of energy. It can then be used to improve the systems and even calculate the return on investment if you replace the older system with an existing one. Modeling is also used for setting Energy benchmarks in retrofitting projects.

Energy Modeling Building Model

Reducing GHG Emissions, Complying with Local Laws and meeting the NYC Green New Deal Targets

The Climate Mobilization Act, also known as the NYC Green New Deal is a major technical challenge for the NYC building sector, since it mandates significant emissions cuts starting from 2024.

Buildings are one of the major reasons of Green House Gas Emissions. Energy modeling can help building owners meet these targets more efficiently, by finding the optimal combination of upgrades for each building. With its help, Building Owners can cut down their Emissions and achieve these targets.

Benchmarking in New York City

The Cotocon Group are experts in Energy Modeling, Local Law Compliance, Energy Audits and a whole lot of services. Get in touch with us today to get free consultation!

We Listed the 7 Ways to Save Energy this Holiday Season

Here are 7 Tips – by the Cotocon Group to Save Energy this Holiday Season

Energy Saving this Christmas

7- Use LED’s – LED holiday lights use up to 90% less electricity than standard incandescent lights. Although the initial cost of LED light strings is higher, they are sturdier and last up to 10x longer. Also, LED bulbs are cooler to the touch than incandescent bulbs, posing less risk of fire.


6- Use A Timer – While we all love the look of our house when it’s lit up with sparkling fairy lights, there’s no need to leave them on while you’re in bed. Choose lights with an automatic timer or buy one separately so they’ll switch off after a set number of hours. If you’re still using traditional incandescent lights, using a timer will help ensure that you don’t run up hefty energy bills.

5- Buy ENERGY STAR Certified Electronics ENERGY STAR certified electronics – TVs, Blu-RaEnergy Stary players, and cordless phones – use up to 60 – less electricity than their non-certified counterparts. Visit for a list of qualifying models, and shop smart.




4- Phantom Energy – Did you know, your equipment use energy even if they’re switched offPhantom energy
Even when switched off, your electrical décor still consumes small amounts of electricity. Curb the waste by plugging all your decorations into power strips. When you switch off the strip, all your lighted paraphernalia will stop draining electricity from the wall outlet.



Christmas Recycling

3 – Reuse / Reuse / Recycle – Reuse as much material as you can from yesteryear’s celebrations. Reduce plastic waste and other harmful material. Avoid gifts that use batteries and promote green gifting, such as table plants, tote bags and more!


2- Bake Several Dishes – We know it’s tempting to keep having a peek at your Christmas cake or turkey, but keep the oven door shut as much as you can. It’s also a good idea to make large batches of food in advance. Don’t put the oven on just to make a few mince pies – stick something else in there with them too.

Heating Equipment

1- Turn Down the Heating When You Have Guests Over – Extra bodies in the house mean extra warmth at no cost to you. The bodies generate heat which means you can turn down the heating and save on energy costs.


Bonus Suggestion: Houses should be built with Zoned HVAC. HVAC zoning system is a heating and cooling system that uses dampers in the ductwork to regulate and redirect air to specific areas of the home. This allows for the creation of customized temperature zones throughout the home for increased comfort and efficiency.

We are listing down the top 7 adjustments and installations building owners can conduct, in order to reduce energy use and save money!


7 –Adjust Ventilation.

Reduce exhaust and outdoor-air ventilation rates within codes. First, take a look at the fans, and adjust ventilation in unoccupied and low-density areas to reduce the ventilation to a practical, yet comfortable level. If you want to know more, check out what an Energy Audit is or get in touch with us.


6 – Evaluate After-Hour Usage.

Speak with your tenants to find out if they’re actually using their spaces during the lease-required operating hours. Adjust building operating hours to reflect actual tenant usage, instead of running base systems at all times.


5- Install Renewable Energy Systems: As renewable energy systems become more affordable and prevalent, dependence on renewable energy and passive design will increase! Pursue a passive house design, evaluate the feasibility of renewable systems (solar panels, cogeneration systems, etc.), and much more! Do you want to know what a Green Building Certification is? Certifications such as LEED add great value to your building and save you money.


4 – Curb WateSave Water in Buildings, NYCr Consumption.

With most building owners focusing only on electricity, water consumption and overuse can be forgotten or taken for granted. The first step to reducing water consumption is to locate the source of any leaks and immediately have them fixed. Minor leaks can contribute to substantial overuse if prevalent throughout the building and should not be overlooked.

Fortunately, simple fixes can help conserve water. Fixtures like faucets can be fitted with aerators to restrict flow, while low-flow toilets use approximately half a gallon less per flush.



 3. Use Ways to save Energy in BuildingsHigh-Efficiency Light-Emitting Diode (LED) Exit Signs.

The average person thinks nothing of buying a few light bulbs, but when you have an entire building to tend to, this really adds up. LED bulbs are longer lasting and use only a quarter of the energy conventional bulbs do.

In addition to this, LED lights radiate less heat, which can help further reduce the amount of money you spend on air conditioning. Because they need to be replaced less frequently, you’ll save money by diverting maintenance services to where they’re more vitally needed.



2- Check That Equipment Is Functioning as Designed.

Regularly inspect all equipment and controls to ensure they are functioning as designed. Double-check Energy Management System (EMS) programming to make sure that operations are optimized. One firm changed an EMS software programming error from “and” to “or” and saved $3,700 annually.


1- Upgrade Systems and Equipment.

The most important step is upgrading old systems and appliances currently in place. It begins with your HVAC. Old HVAC systems are not only monetarily inefficient, but they may do a poor job in managing air quality. For smart building owners, this is unacceptable when you consider that many of these systems also don’t give you enough control across separate portions of a building.

You should also gradually replace any appliances, from washing and vending machines to dishwashers and refrigerators. These upgrades alone could see you saving money each and every month.

It must be said that this is an investment, but don’t let the initial expense dissuade you, as the return on investment (ROI) is considerable. In addition to the cost savings on your monthly energy bills, the value of your property will increase.

Energy Star Certification

Honorable Mentions: Green Building Certifications such as the LEED program or ENERGY STAR Certification. It should also be noted that with the Climate Mobilization Act now in place, there are several local laws that building owners must comply with to avoid fines.


These are just 7 of the many ways through which Building Owners can Reduce Energy Use and Save Money! If you want help reducing your building energy usage and operating costs, get in touch with us now!


The UN Climate Action Summit – 2019

The 2019 UN Climate Action Summit was held at the UN Headquarters in New York on September 23rd, 2019. The target of the summit was to advance climate action for reducing greenhouse gas emissions. It also aimed to prevent the mean global temperature from rising by more than 1.5 degrees above preindustrial levels. Sixty countries were expected to “announce steps to reduce emissions and support populations most vulnerable to the climate crisis.”


The Zero Carbon Buildings for All Initiative


Zero carbon buildings (ZCB) are integral to developing a sustainable future. Buildings – of all types – are responsible for nearly 30% of global energy-related greenhouse gas emissions. Fortunately the reduced energy demand in buildings also represents the most cost-effective way to tackle climate change. Better buildings can add important co-benefits, such as improving health and quality of life for residents and workers. The Zero Carbon Buildings for All initiative, proposed for the 2019 UN Secretary-General’s Climate Action Summit in New York, unites leaders across sectors in a strong international coalition to decarbonize the building sector and meet climate goals. Zero Carbon Buildings for All’s core components include securing commitments from two audiences:

  • National and local leaders – to develop and implement policies to drive decarbonization of all new buildings by 2030 and all existing buildings by 2050
  • Financial and industry partners – to provide expert input and commit $1 trillion of market action by 2030

These commitments join and complement the corporate real estate and sub-national commitments galvanized by partner World Green Building Council’s Net Zero Carbon Buildings Commitment.


What Are Zero Carbon Buildings (ZCB)?


ZCBs are buildings with a net zero amount of carbon emissions associated with their annual energy demand. ZCBs achieve this by:

  • Implementing high levels of energy efficiency
  • Meeting energy needs with on- or off-site renewable energy sourcing

In some cases, buildings can also partly achieve net zero emissions through carbon offsets, which often come in the form of renewable energy investments elsewhere. Offsets, however, are only recommended for cases in which a 100% renewable energy supply is not feasible.

While in the past the ZCBs have been seen as a target only wealthy countries could reach, there are policy pathways today to reach zero carbon buildings regardless of location or development status.



How Do We Achieve ZCBs?

We have the technology to achieve ZCBs in nearly every context; what national and local leaders need are policy pathways and financing solutions. There are multiple ways to achieve ZCBs through combinations of energy efficiency, renewable energy and carbon offsets. They are found in the following order of priority:

Zero Carbon Buildings

The more carbon avoided through efficiency, the better. Energy efficiency is generally the cheapest approach and the remaining energy needs can then be met with greener energy supply.

In addition to the set of principles shown above, municipal, national and state governments have different roles and degrees of influence in achieving ZCB pathways. These guiding principles lay the groundwork for a menu of pathways to arrive at net zero carbon for individual buildings, districts and building portfolios – turning carbon neutrality from an aspiration into a target well within reach. If you want to know more, or if you would like to make your building Zero Carbon, get in touch with us today.


Energy Modeling


Energy Modeling, short for Building Energy Modeling (BEM), is the computer simulation of a building used to determine or estimate building energy usage.  BEM is a versatile, multi-purpose tool that is used in new building and retrofit design, code compliance, green certification, qualification for tax credits and utility incentives, and real-time building control.  BEM is also used in large-scale analysis to develop building energy efficiency codes and inform policy decisions.


How does it work?

A virtual building is created in a software package. First, the building components are entered. Then the building is simulated over the duration of the one year using a weather file.

This allows for multiple scenarios to balance the lowest construction cost with the lowest annual energy cost.  The estimated energy cost of using different windows, walls, roofs and HVAC systems can all be quantified.  This is how we decide for example, if adding wall insulation provides a shorter payback than installing a more efficient boiler or vice versa.

Energy modeling is required for LEED certification.


How to use BEM

  • Building Analysis: On prototype models supports the development of energy codes and standards, as well as helps organizations like utilities and local governments plan large scale energy efficiency programs.
  • Building Performance Rating: Can be used to assess the inherence performance of a building while controlling for specific use and operation.  Inherence performance rating is the basis for processes like code compliance, green certifications, and financial incentives.
  • Architectural Design: To design energy efficient buildings, specifically to inform quantitive trade-offs between up-front construction costs and operational energy costs.  In many cases, BEM can reduce both energy costs and up-front construction costs.
  • HVAC Design and Operation: Commercial building HVAC systems can be large and complex, BEM helps mechanical engineers design HVAC systems that meet building thermal loads efficiently.  It also helps design and test control strategies for these systems.


May Include:



  1. Help to identify which system is the best for your building
  2. Understand the total costs of ownership
  3. Achieve “green building” standards (LEED, ASHRAE, etc…)
  4. Comply with utility and municipality rebate programs

The Cotocon Group specializes in Energy Modeling, for more information call us at (212) 889-6566!

Greener, Greater Building Plan (GGBP)


The Greener, Greater Building Plan (GGBP) is a plan implemented by the NYC Department of Buildings (DOB) in 2014, to improve new construction and renovations. To proactively address energy waste in its existing structures, a problem that had been a difficult task because of the enormous amount of buildings inside of NYC. After some digging, the city’s square footage is highly concentrated, (in less than two percent of its properties) two percent translates into 15,000 properties over 50,000 square feet, which account for almost half of NYC’s total energy consumption.

After these findings, NYC executed the GGBP, whose objective is energy efficiency in these large existing buildings. Local Laws were put in place as an energy conservation effort that has been industry-transforming, and internationally recognized. GGBP is designed to ensure that information about energy is provided to decision-makers and that the most cost-effective energy efficiency measures are sought after and maintained.

The GGBP was the most comprehensive set of energy efficiency laws in the U.S., (prior to the NYC’s Climate Mobilization Act) targeting New York City’s largest existing buildings which constitute half its built square footage and 45 percent of citywide energy use.

For these buildings, the policies require an annual benchmarking of energy and water use with public disclosure(Local Law 84 of 2009); an audit and retro-commissioning every ten years(Local Law 87 of 2009); for non-residential spaces, upgrades for lighting to meet the energy code (Local Law 85 of 2009); and the installation of electrical meters or sub-meters for large tenant spaces (Local Law 88 of 2009).

Goal: Reduce GHG Carbon Emissions 30% by 2030.

The Cotocon Group

Increase Your Building’s Value



  • Encourage the reduction of water use
  • Inspire the use of renewable resources
  • Reduce the use of oil and gas


  • Create thousands of construction-related jobs
  • Building owners benefit from energy savings (Those that comply in advance will reap benefits earlier)
  • Enhance Indoor Air Quality (IAQ)
  • Improve public health by reducing air pollution
  • Boost energy technology
  • Enhance indoor temperature
  • Regulate lighting
  • Improve indoor environment
  • Lower demand for electricity = Citywide electrical systems are more reliable


For more information, get in touch with us or call us at (212) 889-6566

Bills Within The Act


By now almost everyone has an idea about what the Climate Mobilization Act, i.e the Green New Deal entails.  It’s all over the news and social media, but what’s not there is the fine print.  The laws within the Act are precisely the most important pieces of the entire puzzle.  There are several bills or Local Laws in the Green New Deal,that we at The Cotocon Group have carefully put together for you.


Local Law 97 of 2019:

Reducing Greenhouse Gas Emissions

Starting in 2024, buildings over 25,000 square feet will be mandated to meet carbon emission limits.  Buildings that exceed their designated Energy Use Intensity (EUI) limits will face steep penalties, depending on their facility.  There are initiations of emission trading systems to be updated by 2021 as well as renewable energy credits (RECs) limited to NYS electric generation for up to 10% of compliance with the emission limit of a building.


Local Law 96 of 2019:

Property Assessed Clean Energy (PACE) Voluntary Finance Program

Establishes a Property Assessed Clean Energy Program, i.e PACE.  A sustainable energy loan program which is a voluntary financing mechanism that will provide low-cost, long-term funding for energy efficiency projects. P  PACE will help building owners finance energy efficiency projects that are required by the new legislation in order to mitigate greenhouse gas emissions citywide.

PACE financing will be repaid as an assessment on the property’s regular tax bill and can be used for commercial, nonprofit, and residential properties.


Local Law 94/92 of 2019:

Requirement of Green Roofs on NYC Buildings

Requires the inclusion of a green roofing zone in new construction and for buildings undergoing certain major renovations.  This roofing zone must be comprised of a photovoltaic (PV) electricity generating system (Solar Panels) or a green roof.  Buildings with greater than 200 square feet of usable roof space must install a minimum of 4kW PV electricity generating system.  If a building is unable to install a PV electricity generating system, a green roof system must be utilized.


The Cotocon Group

NYC Green New Deal


These package of bills aim to significantly reduce New York City’s greenhouse gas emissions and fight against climate change.  The NYC Climate Mobilization Act includes local laws, introductions, and resolutions.  We can only hope that these bills as well as property owners compliance will lead to a productive and positive outcome for our planets future.


The Cotocon Group believes firmly in a sustainable environment and works side by side with developers,  building owners, and property managers to guide them into compliance.  For any questions or information, please call us at, (212) 889-6566.

Cooling Season

Cooling Season comes quickly and sometimes with no warning, especially in New York.  It can be challenging to control indoor comfort during springtime weather fluctuations.  In this time, it is also important to make sure that building controls are reset to reflect changes in occupancy schedules, temperatures, and daylight.

New York City’s cooling season runs from May 26 to September 24, so maintaining these requirements are crucial.  Usage outside of these dates may result in an electrical demand charge for which funding has not been budgeted.  These guidelines and recommendations have been established for the use and maintenance of air-conditioning systems in City buildings.

Many factors impact occupant comfort, such as;

  • Temperature
  • Humidity
  • Air Movement
  • Vertical and Horizontal Temperature Differences
  • Temperature Drift
  • Lighting Conditions

Whatever the weather conditions, you’ll want to ensure that your building’s systems are in top shape to control these factors as best as possible to keep occupant’s complaints to a minimum and ensure productivity and facility performance.

The temperatures are warming up, creating less need for heating and more need for cooling.  To ensure that your building’s performance is running safely and efficiently to increase your comfort and save money, follow these spring maintenance tips…

Tips on how to stay cool this summer:

  • Maintain healthy Indoor Air Quality (IAQ)
  • Control Moisture
  • Monitor Thermostat Settings
  • Adjust Lighting
  • Test Cooling Systems
  • Check the Building Envelope
  • Change Air Filters


2019 NYC Cooling Season Guidelines for building owners and tenants gives an in-depth breakdown for occupants and facility managers on the proper requirements and suggestions to help maintain proper cooling temperatures.

At The Cotocon Group, our experts go in the field to examine investment opportunities firsthand, we help you identify cooling opportunities and to take care of your seasons requirements.


What is an Energy Audit?

An energy audit is the process of identification, survey and the analysis of Energy usage in a building. It is done to optimize the energy usage of the system i.e. Keeping the outputs the same while reducing the energy consumption. A successful energy audit results in energy and cost saving while also reducing the overall carbon footprint.

During an energy audit, health and safety are the primary concerns, while reducing energy consumption and maintaining human comfort. An energy audit seeks to prioritize the energy uses according to the most cost effective technique while keeping in mind the comfort levels.

With the publication of ANSI/ASHRAE/ACCA Standard 211-2018, energy audits can now be counted on to ensure consistency, accuracy and quality. The ASHRAE Commercial Buildings Energy Audits Reference defines best practices for energy survey and analysis for purchasers and providers of energy audit services.

The Energy Audit Process

The energy auditing process can be separated into two main steps, shown below:

  • Walk-Through Analysis:  Energy Auditor Inspection and Interview
    The auditor will perform multiple tests throughout the building, take measurements, interview building owners and occupants, and locate energy-saving opportunities.  In total, this process usually takes between two to four hours to complete.
  • Energy Survey and Analysis:  Report and Implementation
    Following the initial appointment, the auditor will provide a full description of problematic energy areas and then offer recommendations for energy systems partially based off of occupant tendencies.

Purpose of Energy Audits:


  • Enhance building performance by saving energy and reducing operational costs.


  • Identify and resolve building system operation, control and maintenance problems.


  • Reduce or eliminate occupant complaints and increase tenant satisfaction.
  • Improve indoor environmental comfort and quality + Reduce associated liability.
  • Document system operations.
  • Analyze the Operations & Maintenance (O&M) personnel training needs and provide such training.
  • Minimize operational risk and increase asset value.
  • Extend equipment life-cycle.
  • Ensure the persistence of improvements over the building’s life.
  • Address code issues.



A home energy audit is a service where the energy efficiency of a house is evaluated by a person using professional equipment (such as blower doors and infrared cameras), with the aim to suggest the best ways to improve energy efficiency in heating and cooling the home.

A home energy audit is a process of analysis carried out by a professional. A professional with various equipment to suggest the best methods of energy usage.

Various factors, such as the local climate, the number of residents and building orientation are considered before making final suggestions. The equipment that is in place is checked for optimal performance as well as the life of the building.


The Cotocon Group has energy audit professionals with vast experience. Use of technology such as thermal simulations and the use of experience goes a long way in creating the best audit report.

In New York City, laws like the Local Law 87, require buildings larger than 50,000 sq. ft. to have an energy audit once every 10 years. The Local Law 87 requires a licensed Professional Engineer to oversee the work and The Cotocon Group handles these regularly. Similarly, Local Law 84 states that as of May 1, 2011 all buildings 50,000 square feet and larger must be ENERGY STAR Benchmarked and report their building’s energy & water use. These laws are the results of New York City’s PlaNYC, which aims to reduce wasted energy in buildings. Which are the greatest source of pollution in NYC.

The Cotocon Group can manage Local Law 84 requirements and start saving you money on building operations, making your building more competitive. We have a group of experienced professionals qualified to carry out these tasks.


Benefits of Energy Audits

Greater Comfort

Energy Efficient homes are inherently comfortable because of better insulation, better cooling and fixed heating leaks.

Improved Indoor Air Quality

During an energy audit, focus is also given on how the indoor air quality can be increased. The ventilation and Air Conditioning is scrutinized for proper operation.

Greater Building Durability

One of the major aims of an energy audit is to ensure building longevity and durability. Attention is paid to leaks, moisture levels, ventilation and sun-proofing so as to maintain the buildings health.her Resale Value

With the energy prices increasing all the time, the value of energy efficient buildings always ensures high market value of your house as much as 20%. A little investment now ensures your home is valued higher than its counterparts down the road.




The Cotocon Group caters to Energy Audits, LEED Certifications, ENERGY STAR Benchmarking Certifications and more. Get in touch with the Cotocon Group for a detailed explanation on how you can get your home LEED certified. You can also call us at (212) 889-6566.





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