1. © B. Alan Whitson 1 It’s the Money! Corporate Realty, Design & Management Institute 319 SW Washington, Suite 602 Portland, OR 97204 503-274-7162 www.squarefootage.net B. Alan Whitson, RPA 714-979-4800 AWhitson@aol.com

2. © B. Alan Whitson 2 A Little Bit About You? Affiliation AIA, ASID, CABA, IIDA, ASHRAE, BOMA, IFMA, NAESCO, USGBC Organization A&D, ME&P, Building Automation - Mfg., ESCO, Corp. End User, Govt. End User, Regulatory Body, Utility

3. © B. Alan Whitson 3 What’s Your Payback Period? Return on Investment (ROI) per payback period in months Annual Return Investment ROI =

4. © B. Alan Whitson 4 Goal: ROI Greater than Cost of Capital 7,278 Companies 101 Industries Source: NYU Stern July 2002 Market Average

5. © B. Alan Whitson 5 Which Earned More Money? $100,000 Invested 1/’97 - Amounts shown exclude return of initial investment

6. © B. Alan Whitson 6 Income & Expense 2001 - 1985 BOMA Experience Exchange Report, All Buildings

7. © B. Alan Whitson 7 Commercial Electricity Prices Source: EIA -DOE -9/02

8. © B. Alan Whitson 8 Downtown & Suburban Office Buildings

9. © B. Alan Whitson 9 Electricity Usage

10. © B. Alan Whitson 10 What’s a Watt Worth? Electricity Reduction - Lighting 1,637,402 kWh 1W SF x 355,000 SF x 88.7 Hrs Week x 52 Weeks Less Lights = Less Heat to be Removed101Tons 355,000W x 3.412 Btu / 12,000 Btu per Ton Electricity Reduction - Cooling 372,682 kWh 101 Tons x 0.8 kW/ton x 4,612.4 Hours Total Electricity Reduction - Lighting & Cooling 2,010,084 kWh Reduction in Annual CO 2 Emissions1,608.1 Tons 2,010,084 kWh x 1.6 lbs CO 2 per kWh

11. © B. Alan Whitson 11 Global CO 2 Emissions Source: ORNL - CO2 Emissions from Fossil Fuels - Billion Tons

12. © B. Alan Whitson 12 75% of CO 2 Emissions from 17 Nations Source: ORNL - 1999 CO2 Emissions from Fossil Fuels - Global Per Capita CO2 Emissions 4.45 tons -214 nations

13. © B. Alan Whitson 13 What’s a Watt Worth? Electricity Reduction - Lighting 1,637,402 kWh 1W SF x 355,000 SF x 88.7 Hrs Week x 52 Weeks Less Lights = Less Heat to be Removed101Tons 355,000W x 3.412 Btu / 12,000 Btu per Ton Electricity Reduction - Cooling 372,682 kWh 101 Tons x 0.8 kW/ton x 4,612.4 Hours Total Electricity Reduction - Lighting & Cooling 2,010,084 kWh Reduction in Annual CO 2 Emissions1,608.1 Tons 2,010,084 kWh x 1.6 lbs CO 2 per kWh Savings in Annual Operating Costs $273,371 - $0.77 sf 2,010,084 kWh @ $0.136/kWh Reduction in HVAC Equipment Costs $252,500 - $0.71 sf 101 Tons X $2,500/Ton

14. 14 Operating Costs & Value

15. © B. Alan Whitson 15 Building Value - Income Capitalization

16. © B. Alan Whitson 16 Building Value vs. Operating Costs CPI @ 2.8%

17. © B. Alan Whitson 17 Building Value vs. Operating Costs US Treasury 5.75% Present Value

18. © B. Alan Whitson 18 Reducing Operating Costs Effect Value

19. © B. Alan Whitson 19 Reducing Operating Costs Effect Value

20. © B. Alan Whitson 20 Saving Energy Pays Invest $1.25/sq. ft. in an Efficient Lighting Upgrade Saves $0.50/sq. ft. in Energy Costs per Year Payback - 2.5 Years ROI - 40% Creates $6.67/sq. ft. in Building Value ROI - 533.6%

21. © B. Alan Whitson 21 Who Gets the Energy Savings... Total Savings$0.50/Sq. Ft. Tenant Saves $0.15/Sq. Ft. Landlord Saves $0.35/Sq. Ft. Building Value Increases $0.35 Net Energy Savings ÷ 7.5% Cap Rate $4.67Increased Value Bottom Line - $1,657,850 355,000 SF 19-Story Building

22. © B. Alan Whitson 22 Economic Benefit of Green Wilshire 5000 Composite Company Shares Outstanding18,510,000 Share Price$10.01 Earnings per Share (EPS)$0.32 Price Earnings Ratio (PE)*31.28 Headquarters Building Project Costs ($1.25 SF X 355,000 SF) $443,750 Energy Savings ($0.50 SF X 355,000 SF) $177,500 Economic Benefits to Shareholders Increase in Company Value ($177,500 X 31.28) $5,552,200 Increase in Stock Price per Share$0.30 1/31/2002

23. © B. Alan Whitson 23 It’s Hard to Make a Dollar Source: Fortune, Business Week

24. © B. Alan Whitson 24 Show Me the Money! Building Automation: Control Building Load Reduce average connected load one watt per square foot Control Operating Hours 12 Hours per Day M-F 6 Hours Sat. 66 Hours per Week

25. © B. Alan Whitson 25 Baseline

26. © B. Alan Whitson 26 Reduce Load

27. © B. Alan Whitson 27 Reduce Operating Hours

28. © B. Alan Whitson 28 Reduce Load & Operating Hours

29. © B. Alan Whitson 29 Trees Needed to Offset CO 2 Emissions Loblolly Pine - CO 2 uptake 34 lbs./yr. - 600 trees per acre

30. © B. Alan Whitson 30 Increased Building Value $1,587,410$2,134,498$3,316,060

31. © B. Alan Whitson 31 Increased Stock Value $15,279,898$12,220,931$5,780,058

32. © B. Alan Whitson 32 It’s the Money! Corporate Realty, Design & Management Institute 319 SW Washington, Suite 602 Portland, OR 97204 503-274-7162 www.squarefootage.net B. Alan Whitson, RPA 714-979-4800 AWhitson@aol.com