1. Burnham-Moores Center for Real Estate University of San Diego The Economics of Green October 30, 2007 Dr. Norm Miller, Jay Spivey (CoStar Research Director and Andy Florance, CEO, CoStar)

2. Evolution of a Cynic 2002 on a panel at Realcomm in Chicago my view was basically this… as long as landlords used triple net leases there would be little owner driven incentive to invest in any form of energy or building efficiency. …most benefits of high performance and healthy buildings do not accrue to landlords

3. External estimates average closer to 3% down from prior year when 15% was the norm

4. EXTRA COSTS VARY BY MARKET PlatinumGoldSilver UCSB Ave.7.8 %2.7 %1.0 % San Francisco7.8 %2.7 %1.0 % Merced10.3 %5.3 %3.7 % Denver7.6 %2.8 %1.2 % Boston8.8 %4.2 %2.6 % Houston9.1 %6.3 %1.7 % Source: U.S. Green Building Council, USGBC.org

5. Real barriers to going green The Who Moved My Cheese Mentality –If it ain’t broke don’t fix it….. –Culture –Education –Coordination –First time mental blocks (inexperience) –Cynicism over benefits –Perverse incentives, i.e. admin fees charged on pass through and common expenses by management. –Lease structures that don’t align incentives

6. Actual proportion of green LEED certified buildings Only a fraction of existing stock but … 30% of all new Class A buildings 100% of all new Class A in NY City 100% of all new Class A in Boston (50,000 sq ft or larger) Quickly LEED is becoming the de facto standard

7. So let’s look at the numbers from the first nationwide study using CoStar data… Costs and Benefits

11. 30% premium

13. Summary Green is not “easy” but it is getting easier. –The big hurdle is mental! Non-green buildings are going to become becoming obsolete much faster today. The benefits of green are not only the quantifiable but also qualitative (happier workers, more retail sales but also simply doing good by saving resources) We need more transparency, better standards, more shared best practices and more enlightened government.