Turn office energy costs into NOI.
Compare solar, storage and funding options against your building’s tariff, load and compliance needs.
Why this segment fits
For office and mixed-use properties, including Manhattan and Boston buildings with LL97 or BERDO obligations. Compliance value depends on reporting rules and environmental attributes; funding and owner benefits are set in the project agreement.
Compliance exposure
LL97 caps tighten in 2030; exposure depends on each building's emissions and compliance pathway.
Tenant-facing energy cost
Demand charges and TOU pricing move with occupancy, HVAC schedules and after-hours load.
Capital constraints
Retrofit capital competes with leasing, TI and debt service. Third-party funding may reduce upfront needs, subject to underwriting and project terms.
How a project is structured.
NOI coordinates design, funding, construction and operation of the on-site solar, battery and EV assets, working with licensed installers and engineers.
Who funds the project, who owns the equipment and how the benefit is shared depend on the structure chosen for that project — owner-funded, financed, or third-party funded — and are set in the project agreement after underwriting. Where a funding partner owns the system, the owner typically hosts it under an agreement and either buys energy on site or receives a payment. Tax credits, depreciation and state incentives are assessed per project against the owner’s own tax position; confirm treatment with your tax advisors.
- 01Start with utility bills and available site information.
- 02Screen tariff, load and funding options; confirm whether a deeper assessment fits.
- 03If viable, arrange site, structural and electrical reviews; timing depends on access and scope.
- 04Present a proposal with assumptions, ownership terms and any verified incentive or compliance eligibility.
- 05Agree contracts and pursue required owner, lender, permit and utility approvals.
- 06Schedule construction and commissioning once approvals and interconnection requirements are clear.
Office buildings: performance laws, rates and incentives
Regulatory pressures and rate structures reshaping the Northeast energy decision for this segment. Confirm current statute specifics with your tax and legal advisors.
Potential penalty per metric ton above the applicable annual limit, subject to adjustments and mitigation. Limits tighten in 2030.
Nonresidential reporting coverage already starts at 20,000 sq ft. Emissions limits began in 2025 for larger buildings and begin in 2030 for smaller covered buildings.
Model reported emissions, applicable limits and available compliance options before estimating exposure.
Owner-funded, financed or third-party funded. Costs, ownership and any owner payments are set after underwriting.
Rates we work with
- ConEd SC-9 Rate III
- Eversource G3 / G4
- National Grid SC-2 / SC-3
- PSEG-LI 285
Each has its own peak-hour, demand-charge and TOU structure. Our model reads your specific tariff.
Office & Mixed-Use: NOI compared with an ESCO retrofit
| Dimension | Typical ESCO retrofit | An NOI project |
|---|---|---|
| Who funds it | Owner capital, a bond issue or ESCO-arranged debt, per the contract | Owner-funded, financed or third-party funded — chosen per project |
| Equipment ownership | Usually the owner once installed | The owner or a funding partner, as set in the project agreement |
| Tax credits and depreciation | Depends on the owner's tax position | Assessed per project; direct pay considered where a tax-exempt owner is eligible |
| Long-term O&M | Scoped inside the performance contract | Coordinated by NOI under the operating scope agreed |
| Scope | Often a bundled retrofit across building systems | The solar, storage and EV assets |
| Decision path | Procurement, board or bond process | A review first, then a project agreement |
| Savings treatment | Frequently framed as guaranteed savings | Modeled and stated with assumptions; no savings guarantee |
The fastest path is a modeled number on your specific building.
Send us the property details. You get a written initial review within 2 business days, with the assumptions stated.
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All figures on this page are directional. Every deal is modeled to your specific tariff, load and roof. Incentive claims reflect our understanding as of the page date and require confirmation with tax and legal advisors before signature.