In the past month there have been numerous news articles in regards to LED lighting solutions, significantly reducing energy consumption and greatly assisting in improved Energy Star scores for commercial businesses in NY and CT.

SL Green Realty Corp. announced their LED retrofit project at 21 of their commercial properties in NY and CT including 360 Hamilton Avenue, in which LEED Gold Certification has been achieved. In addition, many of their other properties have seen improved scores as well. A combined annual savings of $750,000 and a $4.5 million in total life-cycle savings has been stated.

According to Jay Black, sustainability director at SL Green, "LED lighting can serve as an excellent catalyst toward our sustainability goals." When combined with other energy efficient technologies, significant progress toward Energy Star scores can be improved.

Also, on August 7th, Ernst & Young announced the completion of their LED lighting project at New York’s Times Square. The new lighting will not only save the company close to $1 million per year in energy and maintenance costs, it also will cut its lighting energy use by roughly 2.9 million kWh per year and reduce its CO2 emissions by approximately 2 million pounds annually. 

“Our lighting project is helping us to deliver on our commitment to environmental stewardship,” said Brent Summers, Director, Americas Enterprise Support Services, Ernst & Young LLP. “Over the past few years we have been able to reduce our carbon footprint from energy. This new lighting system will add an even greater reduction. Five Times Square is seeking an Energy Star rating, and the lighting work will be a large part of our application.”

LEED, or Leadership in Energy and Environmental Design, is redefining the way we think about the places where we live, work and learn. As an internationally recognized mark of excellence, LEED provides building owners and operators with a framework for identifying and implementing practical and measurable green building design, construction, operations and maintenance solutions.

I believe that LED lighting has reached a benchmark in the commercial business sector. With the dramatic reduction in energy consumption and the significant financial savings that have been achieved by these industry leaders, we will see more and more LED lighting projects being implemented within many large commercial real estate portfolios.

I am excited about the significant environmental impact of recent energy efficient technologies. A reduction in Co2 emissions in NY has been needed for many years and progress toward sustainability will play a important role in the future of large cities across the U.S

 Nationwide real estate company "The Ashforth Company" has announced the completion of their recent LED lighting retrofit at 707 and 3001 Stamford Square in Stamford CT. The replacement of their existing T8 fluorescent tube lights with high-efficiency LED tubes will save the environmentally conscious firm thousands of dollars annually as well as reduce their carbon footprint by 253,000 pounds a year.

The LED lighting project included one of their trophy buildings, further enhancing their spectacular lobby by providing a superior quality of light while achieving a reduction in energy consumption of 56 percent and a rapid return on investment (ROI) of only 15 months.

The recent lighting retrofit at 3001 Stamford Square was part of a $12 million renovation project which included constructing an aesthetically pleasing grand entrance and main lobby in which Seesmart LED lighting products were installed significantly contributing to the projects overall success.

The Ashforth Company is a national real estate firm that owns, develops, and invests in assets on the East and West Coast as well as providing third party services including property management, general contracting and construction management.

"We have seen great progress within the real estate industry with respect to sustainability efforts, and we are proud to be continually assessing and improving our environmental performance. This technology has become so affordable that most "best in class" office buildings will make the transition to LED lighting as it provides superior light, reduces energy and in turn saves tenants and owners money. We are committed to being a leader in sustainabilty initatives and hope others will follow. We are particularly excited that this LED retrofit helped our 707 Summer Street achieve an Energy Star rating and increase our rating at 3001 Stamford Square as well," said Brian Heelan, senior vice president of the Albert B. Ashforth, Inc., The Ashforth Company's property management division.

"The completion of the Ashforth LED lighting retrofit is another testament to the quality of Seesmart LED linear lighting products. Ashforth is an innovative real estate development company, and we are very proud to add such a well respected national firm to our customer portfolio," said Kenneth Ames CEO of Seesmart Technologies Inc. "We are very pleased to have worked with David Marks and other members of the Ashforth management team to complete this project. Their attention to detail and knowledge of LED technology makes their selection of Seesmart products particularly satisfying."

David Marks, vice president of Albert B. Ashforth, Inc. and property manager for 707 Summer Street and 3001 Stamford Square added, LED initiatives are one of the simplest ways to cut costs and decrease a property's carbon footprint.

Tri-State LED lighting, The Northeast distributor of Seesmart LED, helped us build numerous mockup light fixtures to determine the best set-up for our buildings in terms of optimal lighting results and energy and cost savings. After examining numerous LED products I determined that Seesmart was the one I wanted installed in my buildings, as their bulbs provided higher footcandle readings at lower wattages compared to the competitors. Other products didn't compare, making Seesmart products the best solution for Asforth.

Marks came across Seesmart LED about five years ago at a Building Owners and Managers Association (BOMA) annual convention in California. While investigating potential energy savings for Ashforth, he remembered Seesmart and thought they must be doing something right to still be in business, as many in the industry have not survived.

Ashforth targeted building locations typically illuminated 24 hours a day, such as garages, stairwells, vestibules and lobbies where a substantial reduction in energy consumption could be acheived. Additionally, lighting maintenance will also be reduced as the need to replace ballasts are eliminated with LED as well as the labor cost associated with the servicing. Furthermore bulb replacement is extended due to an estimated useful life, 10 times the average of traditional lighting products.

The Ashforth Company is among many large commercial real estate companies in Fairfield and Westchester Counties who have recently taken advantage of the substantial energy reduction and financial savings that can be achieved by replacing their energy-inefficient lighting.

Last month SL Green Realty Corp. announced their massive LED lighting retrofit in White Plains and Manhattan NY. SL Green was able to save $745,000 annually while reducing energy consumption by more than 50 percent. The LED lighting retrofit consisted of replacing 16,000 antiquated fluorescent and incandescent lamps in 21 of it's commercial properties including 360 Hamilton Avenue, 140 Grand Street in White Plains, 200 & 500 Summit Lake Drive in Valhalla, 680/750 Washington Blvd., Landmark Square in Stamford, Ct., 100 Church Street, 125 Park Avenue, 140 Grand Street, 420 Lexington Avenue and 919 Third Avenue in NYC.

Also, professional services company Ernst & Young has replaced the lights at its 32-floor, 650,000-square-foot headquarters in New York’s Times Square with LED technology, saving $1 million a year in the process.

The retrofit is one of the largest LED lighting retrofits yet in New York City. It will cut Ernst & Young’s lighting-related energy and maintenance costs in half. An estimated 25 percent of the energy used in commercial buildings comes from the lights, but Ernst & Young’s retrofit, which included occupancy sensors that control when lights are burning and when they’re not, cut the power consumption almost in in half to 2.9 million kilowatt-hours (kWHs) in electricity from 6.2 million kWhs previously used.

On August 3rd, NY Mayor Michael Bloomberg released the first benchmarking report (Read Report) analyzing a year of energy and water use for New York City's largest buildings. This information is the first step in increasing knowledge about buildings' energy use and shows property owners where they may have opportunities to save energy and money by making their buildings more efficient.

The report is required under Local Law 84 of 2009, which mandates that all privately-owned properties with individual buildings over 50,000 square feet or multiple buildings with a combined square footage over 100,000 square feet annually measure and report their energy and water use. While New York City's buildings are generally less energy intensive than the national average; there is a significant opportunity to improve the energy performance of large buildings, which is essential to achieving the City's greenhouse gas reduction goal established in Mayor Bloomberg's comprehensive sustainability plan, PlaNYC.

The benchmarking report shows that energy use varies greatly between property types, uses, and locations, with some properties using three to five times more energy per square foot than buildings with similar uses. Though many factors are at play, newer office buildings in New York City tend to use more energy per square foot than older ones.

"Buildings account for 75 percent of all greenhouse gas emissions in New York City, yet many property owners and managers do not know they can be a part of the solution and save money by making their buildings more energy efficient," said Mayor Bloomberg. "This benchmarking report will help us understand where we can act most quickly to significantly reduce GHG emissions and achieve our PlaNYC goals."

"This benchmarking law is a significant piece of our environment portfolio and is the largest effort in the country to measure energy and water usage," said Speaker Christine C. Quinn. "Buildings are one of the biggest contributors to greenhouse gas emissions and this information will lead to significant energy savings throughout our city. I want to thank the administration for their work on this issue and for helping make New York City even greener."

"Improving the energy performance of our nation's buildings is good for our environment, our health and our future," said Jean Lupinacci, of the U.S. Environmental Protection Agency's ENERGY STAR program. "ENERGY STAR Portfolio Manager(TM) has become the tool of choice for owners and operators looking to assess the performance of their buildings, and by leveraging its power New York City can now plot out an energy strategy for the road ahead."

I believe that the recent energy efficiency projects completed by these innovative industry leaders, utilizing LED lighting technology will significantly improve their progress towards Mayor Bloomberg's comprehensive sustainability plan as well as their own energy efficiency goals incuding Energy Star and similar state programs. It is important for industry leaders like SL Green, Ashforth and Ernst & Young to set the standard for the improved business practices that can be achieved through energy reduction and sustainability.

By Scott Glidden

 I think at this point most commercial businesses have realized that replacing their existing incandescent and compact fluorescent lights (CFL's) with energy saving LED light bulbs would be an extremely beneficial move.

Reducing electricity costs and moving toward a greener company is on the top of the list for most NY businesses in 2012. The problem faced by some local companies is how to fund the much needed lighting upgrade or replacement. Due to the excellent return on investment (ROI) that can be achieved by selecting a quality LED lighting replacement, many companies have found that financing can provide your company with the working capital needed with little or no out of pocket cost.

Most commercial businesses would not think twice about financing vehicles or other assets however, for some reason many companies overlook this significant financial opportunity when it comes to lighting. There a very few products your business can purchase that will provide such a multifaceted savings opportunity. I strongly encourage local businesses to examine this type of approach. You have nothing to lose and everything to gain!

Interest rates for NY businesses with a good credit rating are extremely competitive in 2012 and in most cases the financial savings from a significant energy reduction can exceed the cost of the short term loan and provide an excellent ROI. Imagine paying the loan premium with the monthly savings on electricity and maintenance reduction. This has proven to be a very successful strategy for many Manhattan based companies.

Recent studies have shown that due to the exceptional longevity of a premium LED light bulb ortube light, the loan can be paid off long before the lifespan of the LED bulb replacement has been exhausted. This can allow your company to continue to save money well after the the loan has reached maturity.

The less than desirable economy and need to reduce our carbon footprint in NY has forced local businesses to explore all opportunities that can reduce energy consumption and provide a much needed financial benefit. Financing your LED lighting project could be the solution to get your company off the sidelines and in the game.

LED lighting manufacturer Seesmart Technologies Inc. (SEST) announced today that it has been selected by SL Green Realty Corp. (SLG), New York City’s largest commercial property owner, to install it’s industry leading LED lighting products throughout 21 commercial office properties, as part of one of the nation’s largest LED lighting efficiency projects.

SL Green is furthering their commitment to energy reduction and sustainability by replacing over 16,000 fluorescent, incandescent and halogen light bulbs with energy efficient Seesmart LED lighting solutions in 21 of their NYC properties.

In March, SL Green installed 7,500 LED units within 16 suburban division (Reckson) buildings, totaling more than 2.5 million s/f in its Westchester & Fairfield County portfolios including 360 Hamilton Ave. and 140 Grand St. in White Plains; 200 & 500 Summit Lake Dr. in Valhalla; and 680/750 Washington Blvd. and Landmark Sq., in Stamford, Ct.

Financial savings are estimated to be in excess of $630,000 annually while providing a superior quality of light and a significant improvement in the longevity and performance compared to their existing lighting. The project will also generate an additional $125,000 in labor and material savings. The combined annual savings will be in excess $745,000.

In a recent interview with Kenneth Ames, CEO of Seesmart Technologies Inc., he said, “Seesmart is pleased to support SL Green Realty Corp., to utilize our cutting edge LED lighting products to maximize energy efficiency and savings throughout its portfolio. The selection of Seesmart is a testament to the market leading efficiency, quality and service we provide to our customers”

Lighting represents approximately 25 to 30 percent of total energy cost in the commercial real estate industry. By implementing Seesmart LED lighting solutions, SLGreen will reduce energy costs by more than 50 percent and extend lamp life by as much as 10 times the average life of traditional lighting products equating to about 8 years.

Jay Black, sustainability Director at SL Green said, "LED equipment allows us to significantly impact life-cycle costs, affecting energy use and lamp life, 90% of lighting's life-cycle costs, will yield a project payback of only three years, providing $4.5 million in total life-cycle savings."

According to John Barnes, senior VP and senior director of Reckson, a division of SL Green, "Through our market-leading program, the LED retrofit is the latest example of how we are utilizing sustainability to improve our business. It saves both SL Green and our tenants money, reduces energy waste and contributes to our best in class experience."

With the latest massive LED lighting retrofit utilizing Seesmart LED lighting solutions I wanted to understand how a leader in sustainability with numerous citations for energy reduction determines the best energy efficient products and services from all the competitors emerging in the marketplace today.

In an effort to assist other commercial businesses faced with the task of reducing costly energy consumption I interviewed the leaders involved in this project including Jay Black, Sustainability Director at SL Green, Greg Hudson from Environmental Systems Corporation (ESC), a designer and contractor that provide due diligence consulting for energy-efficient installations, as well as Patricia Lee from CodeGreen, a leading efficiency company helping real estate and business owners develop and achieve their energy reduction and sustainability goals.

Greg Hudson from ESC said, “We put Seesmart's LED products through performance comparisons with other industry competitors to insure SL Green was using the best product for the job. Through all of our testing, Seesmart products outperformed the other manufacturers in light output, lower wattage use, as well as the return on investment (ROI). Seesmart has stayed ahead of the market in terms of technology adaptation and the continuing effort to offer competitive LED products."

As part of SL Green’s commitment to running a high performance and LEED certified building, CodeGreen was contracted to manage the LEED certification process and perform an ASHRAE Level II Energy Audit at 360 Hamilton Avenue. The energy analysis performed identified energy conservation measures totaling over 420,000 kwh of savings annually including lighting upgrades that could result in over 345,077 kwh saved annually. From the over 20 million sq. ft. of energy audits and retro-commissioning that CodeGreen has performed, efficient lighting has been a leading factor in optimizing energy use in a building. Seesmart worked with the building team to successfully upgrade lighting fixtures resulting in an increased Energy Star score and contributions to the LEED certification. Energy efficiency is an integral part of the LEED program and was essential in the successful achievement of LEED-EB Gold certification at 360 Hamilton.

Q&A with Jay Black:

Examiner: Why did you decide to install LED lighting into you buildings?

Jay Black: Due to the extreme energy efficiency and recent advances of LED lighting we felt it would serve as an excellent catalyst toward our sustainability goals. When implemented correctly, quality LED lighting provides a quick payback and ease of integration into our existing infrastructure. Our sustainability team consulted with leaders in energy efficiency and sustainability in our local area (CodeGreen, ECS) in an effort to thoroughly analyze all aspects of our current project and ascertain the complete benefits to our particular organization. After carefully reviewing all the attributing factors our team concluded that the industry leading LED lighting solutions from Seesmart were the right choice for us.

Examiner: Some say that LED technology is not here yet! How would you respond to that comment?

Jay Black: First I would like to start by saying all LED's are not created equal. There are many contributing factors you must address before choosing any LED lamp including light rendering, warranty period, company stability and many other measures. Our team performed a significant amount of research into current LED technology and have ascertained if you select a quality LED light such as Seesmart lighting we feel the technology is definitely here.

Examiner: How does LED lighting compare to other energy efficiency products such as solar and wind technologies?

Jay Black: LED lighting is definitely a leader in energy saving technology. When you carefully review other products such as solar and wind you will quickly see in regards to energy reduction and ease of integration, LED will provide a significantly better savings in a much quicker time frame while being much easier to implement into your existing infrastructure.

Examiner: There is speculation that the cost of LED lighting will go down in the next few years. Why did SL Green decide to move forward today?

Jay Black: We wanted to take advantage of available savings now. The ROI for our current project is about three years, which is an excellent payback! We are in the businesses of buying and selling buildings. Implementing upgrades, generates value creation for us which we can project outward. The lighting retrofit increases value to our buildings as well as providing cost savings. Additionally, one must look at lost opportunity cost. Even if the lamp cost does go down in three years, our lamps will already be paid off while our savings will continue for many more years. For us it did not make sense to wait and lose $745,000 in annual savings.

Examiner: In your savings analysis, what factors were considered in your report?

Jay Black: We reviewed all factors such as kWh savings, product cost and ROI as well as internal accounting aspects. All company's measures will be different so you must consider how LED lighting relates to your particular business and the programs you have currently have implemented.

Examiner: Why did SL Green select Seemart LED lighting opposed to other leading competitors in the industry?

Jay Black: There are many factors that must be considered when choosing a company and product for a project of this magnitude. The decision is more complex than just the initial cost of the light bulb. SL Green selected Seesmart Technologies to deliver significant cost savings. As a leading provider of LED lighting solutions, Seesmart delivers superior equipment, efficiency, longevity, exceptional warranty and outstanding service. A five year warranty will have little value if the company is not around to honor it. We reviewed several leading manufacturers, and found Seesmart Technologies' "incomparable qualities" provided us with the confidence to introduce this innovative technology throughout our portfolio.

Examiner: How has your experience been working with the Seesmart team?

Jay Black: I was very impressed with Ron Young and the entire team. From the beginning they were very accessible and worked diligently to accommodate the particular needs of our organization. They provided an excellent comfort level and professional expertise in all aspects of the project while respecting the input of our team. In addition, they tested numerous bulbs in a variety of locations to provide the best light output and design implementation for each individual application resulting in a look and feel we were very impressed with.

In Conclusion:

After speaking to Jay Black and his sustainability team, it is clear to me why SL Green Realty Corp. is a leader in the industry. Their professional staff has expertise in a variety of areas and works diligently with other leading efficiency experts to analyze all associated factors, targeting the specific areas throughout it's enormous portfolio which achieve the greatest benefit for their particular organization. By utilizing this comprehensive and strategic approach SL Green was able to maximize their overall financial savings while reducing lighting energy consumption by more than 50 percent.

Through it's huge array of industry leading LED lighting products, Seesmart was able to meet the diverse needs of SL Green by providing innovative solutions to the individual challenges SL Green presented throughout the entire project.

SL Green selected Seesmart based on all of the attributing factors, including superior products, efficiency, longevity, exceptional warranty and outstanding service and not just initial lamp cost. "The cooperative effort among all parties involved in this project significantly improved the overall outcome and I believe have made us a better company.," said Ron Young of Seesmart. Through professionalism and due diligence these leading companies strive for excellence in all that they do, resulting in a very smooth running project with little disruption in day to day business. Other commercial businesses could learn alot from their success in improving business and reducing cost through energy efficiency and sustainability. For more information contact http://www.tristateled.com.