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    The Tenant Energy Optimization Program integrates energy efficiency into tenant space design and construction and delivers excellent financial returns through energy conservation.

    Tenants using the step-by-step design and construction process typically demonstrate energy savings of 30 to 50 percent, have payback periods of three to five years, and average a 25 percent internal rate of return (IRR). View Benefits
    The foundation of the program is a ten-step process that details pre-lease, design and construction, and post-occupancy phases. The process emphasizes the importance of collaboration among tenants, building owners, and service providers. View Process
    Case Studies
    The process and tools were tested and refined in ten pilot tenant projects, and case studies documenting these experiences were written for others to learn from. Read Case Studies
    To support building owners, tenants, architects, engineers, and other service providers interested in implementing the process, the program provides tools such as technical resource guides, how-to documents, case studies, and other training materials. Get Resources
    Take the Pledge
    Companies across the real estate value chain can make the TEOP pledge. Learn how the TEOP pledge that fits your role in the tenant fit-out process. Learn About the Pledge
    Watch to Learn More about TEOP
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    Case Studies Learn more

    Rocky Mountain Institute

    RMI and its landlord, Morgan Creek Ventures, wanted to push the envelope and truly embody RMI's mission by moving into an NZE space, the gold standard for efficiency. This case study explains how they followed TEOP steps to achieve an efficient space in the first multi-tenant NZE building in the US.
    Read this case study

    Bloomberg LP

    Bloomberg LP used the Tenant Energy Optimization process to determine that energy performance measures such as high-efficiency lighting and computer power management software would offer valuable benefits in its New York City office space. Through reduced energy costs, it will take Bloomberg only 2.5 years to earn a payback on those energy performance investments.
    Read this case study

    Coty Inc.

    Coty, a global leader in beauty products, used the process during the design and construction of its tenant space in the Empire State Building. With incremental costs of only $0.71 per square foot, Coty will earn a 328% return on investment (ROI) on the energy efficiency measures identified through the process.
    Read this case study

    Cushman & Wakefield Inc.

    Despite its small amount of leased space (6,000 square feet) in the One World Trade Center building in New York City, Cushman & Wakefield achieved the highest energy reduction of all ten pilot projects (47.5%) and will save nearly $90,000 over its ten-year lease.
    Read this case study

    The Estée Lauder Companies Inc.

    Through reduced energy costs, Estée Lauder will earn a payback on its energy performance investments, including daylight harvesting controls and efficient equipment, in only 3.7 years.
    Read this case study

    Global Brands Group

    Global Brands Group, a worldwide leader in global retail and apparel, implemented the process on three floors of its Empire State Building office, representing over 137,000 square feet. The company will save more than $400,000 over its 15-year lease.
    Read this case study

    LinkedIn Corp.

    By installing high-efficiency lighting and plug load controls, LinkedIn has reduced its energy consumption by over 30% at its Empire State Building office space in New York City.
    Read this case study

    New York State Energy Research and Development Authority (NYSERDA)

    NYSERDA implemented this process in its own office to showcase the value of incorporating energy efficiency into design and construction. In doing so, the agency identified measures to reduce its energy consumption by nearly 40%.
    Read this case study

    Reed Smith LLP

    At the recommendation of its building owner, Brandywine Realty Trust, Reed Smith implemented the Tenant Energy Optimization process in its Philadelphia office space. The leading international law firm will earn a 410% return on investment (ROI) over the life of its 16-year lease.
    Read this case study

    Shutterstock Inc.

    By using the process, Shutterstock identified measures that will save nearly $370,000 in energy costs over the course of its 11-year lease in the Empire State Building.
    Read this case study

    TPG Architecture LLP

    Over the life of its 11-year lease, TPG Architecture will earn a return on investment (ROI) of 162% and reduce energy consumption more than 20% by implementing lighting and plug load control measures identified through the process.
    Read this case study
    10 Step Process Overview Learn more
    1 Select a team
  • Use a broker with experience in sustainability.

  • Add other team members (architect, engineer, etc.) in subsequent steps.
  • 2 Select an office space
  • Choose an efficient base building.

  • Negotiate lease terms that allow energy efficiency improvements.
  • 3 Set energy performance goals
  • Consider overall corporate sustainability commitments and investments.
  • 4 Model energy reduction options
  • Develop a Menu of Measures.

  • Project performance of different combinations and iterations of measures.
  • 5 Calculate projected financial returns
  • Review incremental costs and available incentives.

  • Use Value Analysis Tool.
  • 6 Make final decisions
  • Determine the optimal package that meets financial (NPV and IRR) and energy performance goals.
  • 7 Develop a post-occupancy plan
  • Address needs for performance monitoring and occupant training.
  • 8 Build out the space
  • Execute the planned energy efficiency projects.
  • 9 Execute the post-occupancy plan
  • Measure and verify performance and perform ongoing maintenance.
  • 10 Communicate results
  • Perform ongoing reporting.
  • The New Industry Standard
    “The greatest value added to the client is that they literally save money. There’s no question. In addition, they’re saving energy for our planet. Who doesn’t want to do that? Going forward, I will speak to all my clients about it now that I understand the process. It’s going to become easier and easier, and I think it will become the new industry standard.”
    Tamela Johnson
    Director of Project Management, Gardiner & Theobald