>In September 2017, with Manhattan’s skyscrapers rising behind him, New York City Mayor Bill de Blasio announced that he wanted to cap the amount of fossil fuels that large buildings in the city can use each year. He was two months away from easily being re-elected, and he may already have been thinking ahead to the run he would make in 2019 to be the Democratic presidential nominee against President Trump. At the time of de Blasio’s announcement, during Trump’s first year as president, regulating fossil fuel use in large buildings was not only a means of decarbonizing New York City’s largest source of GHGs, but also a way of signaling resistance to Trump and his skepticism about climate change.
>Under de Blasio’s proposal, large buildings—including those owned by the Trump family—that exceeded their caps would be fined, and the fines might be substantial, up to millions of dollars per year. Although de Blasio did not release draft legislation when he made his announcement, over 18 months later the city council overwhelmingly passed Local Law 97, capping greenhouse gas emissions from large buildings along the lines de Blasio had first sketched. The emissions limits take effect starting in 2024. With de Blasio no longer in office, the implementation of LL97 has fallen to his successor, Eric Adams, a more real-estate friendly mayor who has expressed concerns about fining building owners for not complying with the law.
>In recent months my colleague Danielle Spiegel-Feld and I have been researching the history of LL97 and other 21st century environmental laws and policies in New York City—and pondering their fate. Although there was a lot of talk about cities and states acting to limit climate change to counter the Trump administration as it was rolling back environmental regulations, we are somewhat unusual among teachers at law schools in devoting significant scholarly attention to local environmental law. As has been the case since the 1970s, environmental law in the United States is reflexively assumed to be federal law, or law in a few progressive states, such as California. Municipal laws like LL97 tend to fall under the radar. Perhaps many observers instinctively dismiss the potential for local and state governments to do much to protect the environment in light of their celebrated failures in the 20th century on air and water pollution. After all, these failures are part of what led to the passage of robust federal environmental statutes in the 1970s.
>Yet within New York City’s environmental policy community, LL97 is widely regarded as a signature climate law, and a model for other jurisdictions. Pete Sikora, an advocate who helped get the law through the city council, describes it as “the city’s world-leading climate and jobs law” because he hopes that the mandates will create employment in upgrading buildings to reduce their use of fossil fuels. Costa Constantinides, who oversaw the drafting of the bill as chair of the city council’s environmental protection committee, has publicly defended the law since leaving the council. Mark Chambers, who headed the Mayor’s Office of Sustainability while LL97 was drafted, is now senior director for building emissions and community resilience in the Biden administration’s Council on Environmental Quality. There he has helped to form a National Building Performance Standard Coalition to spur the adoption of similar laws in cities and states throughout the country.
>Non-New Yorkers might be tempted to dismiss the pride of some of these people as over-claiming, another example of the city’s penchant for bluster. Still, since New York City passed LL97, a small number of other cities, including Boston, Denver, and St. Louis, and states such as Colorado and Washington have passed similar laws for their building sectors. To its credit, Washington, D.C., actually passed a law requiring improvements in building energy efficiency before New York City.
>LL97 has also been noticed by people engaged with cities outside the United States on climate change. David Miller, the managing director of the C40 Center for City Climate Policy and Economy, and a former mayor of Toronto, wrote about LL97 as an example of a bold local solution to reducing greenhouse gas emissions in his 2020 book Solved: How the World’s Great Cities Are Fixing the Climate Crisis.
>As the growing number of advocates for decarbonizing buildings emphasize, removing fossil fuels from buildings will be an important component of societal decarbonization. Buildings account for over two-thirds of greenhouse gas emissions in many large U.S. cities; nationally, residential and commercial buildings account for almost 31 percent of GHGs. (These statistics incorporate emissions from fossil fuels burned on site in buildings, for example from burning natural gas for heating, and emissions from generating the electricity used in buildings, for example in coal- or natural gas-powered plants.) Removing fossil fuels from buildings also stands to improve public health: evidence is accumulating that burning them in buildings, for example by using gas stoves, contributes to asthma and may cause cancer.
>Nonetheless, the potential benefits of building performance laws such as LL97 have yet to be realized. No building in New York City will be subject to fines until 2024. Mayor Adams is almost certain to be under increasing pressure from real-estate owners in the coming year. A small number of building owners have even launched a Hail Mary legal challenge to the law on preemption and other grounds.
>Ironically, whether LL97 and other similar laws become a key technique for decarbonizing buildings may depend in part on whether the tax credits, rebates, and grant programs in the federal Inflation Reduction passed in 2022 are defined so as to shift onto federal taxpayers some of the costs that building owners will face to comply with the local and state laws. If building owners are able to use some of this federal largesse to reduce the costs of complying with the subnational laws, the combination of mandatory local and state building laws and federal tax credits and subsidies for satisfying them may mollify real estate opposition. More significantly, it also may establish a new form of cooperative environmental federalism—combining local and state regulation with federal subsidies paid directly to individuals as well as state and local governments—that could be scaled to promote decarbonization in other economic sectors where there are obstacles to aggressive federal regulation of greenhouse gas emissions.
>In considering the potential for performance standards to become a tool for forcing fossil fuels out of buildings, it is useful to start with a brief description. LL97 works as follows: Large buildings in the city (25,000 square feet and over) are grouped into different categories based on their types of use (multifamily housing, office, hospital, etc.). Each of these types is permitted to emit up to a specified amount of CO2 equivalent per square foot (for example, under draft regulations released by the city in October, laboratories are allowed to emit more per square foot than bowling alleys). A building’s limit, that is the volume of greenhouse gas emissions that it can emit each year, is based on multiplying the square footage of the building by the allowable amount of CO2e for the structure’s use type. Owners that exceed their emissions limits are liable to pay up to $268 per ton of excess emissions, a penalty that was designed to incentivize upgrades. To calculate a building’s annual emissions to determine if it is under its limit, owners must multiply the total amount of energy purchased for the building by the carbon intensity coefficient that the city assigns for the relevant type of energy (i.e., electricity procured from the grid, natural gas, fuel oil, etc.). Buildings’ emissions are first limited in 2024 and more stringent limits take effect starting in 2030. The limits gradually ratchet down until 2050, by which point, buildings are expected to be carbon neutral.
>Like many environmental laws, LL97 also contains some flexibility mechanisms. To protect low-income tenants from rent hikes, buildings with a specified share of rent-regulated apartments can opt to implement a list of measures to improve energy efficiency rather than comply with greenhouse gas emission limits. This is an example of a local government prioritizing housing affordability (in a city with a perennial affordability crisis) over limiting global warming. To fully decarbonize its building stock, New York City will need to find a way of decarbonizing the many rent-regulated and publicly owned apartment buildings in the city. Until it does, the environmental benefits of building decarbonization—including reducing on-site emissions that cause asthma, which is more prevalent in communities of color and low-income neighborhoods in the city—will not be equitably shared.
>Another flexibility mechanism that environmental advocates are currently seeking to limit allows building owners to buy Renewable Energy Credits for solar and wind energy and other carbon-free electricity delivered to New York City. When the law was passed, its sponsors thought that allowing buildings to comply by buying RECs might encourage large players in New York City’s real estate industry to support introducing more renewable energy into the city. The bill’s sponsors did not anticipate that the ability to use RECs to comply would be a major loophole. But after LL97 was passed, New York state adopted aggressive targets for fully decarbonizing the state’s electricity supplies by 2040 and has approved massive projects to bring renewable energy to the metropolitan area. As a result, there will be an abundance of RECs available for building owners to buy in the future. Whether the city takes action to limit their use will be an indication of how committed it is to decarbonizing buildings.
>There is a small cottage industry of literature going back to the 2000s examining why cities and states have sought to reduce greenhouse gas emissions. The literature generally starts from the premise that these local actions are puzzling, because cities would appear to be imposing costs on local actors for the benefit of the outside world. Various economic explanations might be offered for these local actions: maybe the cities are merely posturing to enhance their reputations and not planning to actually enforce costly requirements on local actors to decarbonize; or perhaps cities are attracted to the side benefits of reducing emissions, such as lower energy costs for residents, or the new jobs and industries that decarbonization might generate. These economic considerations contributed to the passage of LL97, but they don’t fully explain it. Climate activists fighting for the good of the planet, union officials, social justice-oriented groups representing low-income tenants, and a few key do-gooder politicians—all played a critical role in getting the law across the finish line.
>Enacting legal obligations on buildings to reduce greenhouse gas emissions required overcoming the political power of the real estate industry, which had thwarted Michael Bloomberg from mandating that the city’s large buildings improve energy efficiency when he was mayor. Overcoming real estate’s opposition this time around took a combination of committed insiders within the city council and mayoral administration, and interest groups that pushed through mandates. Their task was made easier in the late 2010s by having a climate skeptic president born in New York to a real estate developer who was wildly unpopular in his home city. Few people could better rally progressive Democrats in New York City behind a climate bill that took aim at real estate than President Trump.
>Those favoring building performance mandates had some other helpful facts on their side as well. By 2017, it was apparent to anyone seriously committed to addressing climate change in New York City that mandating building upgrades would be necessary to decarbonize the sector that accounted for an overwhelming share of the city’s GHGs. Bloomberg-era laws like a benchmarking law that in theory might have spurred buildings to reduce their emissions by showing them how inefficient they were compared to other buildings had not incentivized the aggressive decarbonization that it was clear would be needed to address the climate crisis.
>Among the insiders who recognized the urgency of mandating upgrades was Constantinides, the chair of the city council’s environmental protection committee who oversaw the drafting of LL97. Fiercely committed to passing environmental laws in the city—he has a son with asthma—he had worked in 2009 for the chair of the environmental protection committee, when Bloomberg dropped the idea of requiring building upgrades due to real estate opposition. When Mayor de Blasio announced his support for building mandates in 2017, he had few details of what these mandates would look like. It was Constantinides who supplied the law.
>But even someone as committed as Constantinides probably couldn’t have passed a law imposing potentially costly obligations on a powerful economic sector like the real estate industry in New York City without the support of outsiders. In the fights over LL97, a constellation of local interest groups helped provide that needed support, campaigning for the bill, and signaling to New York City’s overwhelmingly Democratic city council members that they should pass it. Among the most important was the Climate Works for All Coalition. Organized in 2014 by ALIGN, an alliance of community and labor groups, the coalition included District Council 37, the largest public-sector union in the city; the union-backed Working Families Party, which strives to move Democrats to the left through involvement in party primaries; and New York Communities for Change, a community group that works on economic and social justice as well as climate change. NYCC’s staff includes Pete Sikora, whose climate work seems to be premised on the theory that in a blue city in a blue state such as New York City, a multiracial coalition of “activists from communities of color” and “white progressive climate activists” can persuade the city’s government to adopt climate policy by targeting key municipal decisionmakers. Sikora recognizes that activists like himself can exert such power because local Democratic politicians in early 21st century New York City pay attention to groups that can credibly claim to influence the outcomes in the low-turnout Democratic primaries that largely determine who wins political office in the city. For this coalition, building mandates promised to reduce greenhouse gas emissions and create jobs for low-income New Yorkers. Meaningfully, mandates also represented a tangible way of opposing Trump—ALIGN published a report cataloging the energy inefficiency of Trump buildings using data disclosed under the Bloomberg-era benchmarking law. As progressive Democrats such as Alexandra Ocasio-Cortez won primaries and elections in New York City in the second half of 2018, centrist Democrats moved to the left and the building mandate bill seemed more politically palatable.
>What does this history suggest about the potential for other jurisdictions to pass building performance standards? One lesson is that it is possible to pass a law that, on paper at least, imposes the substantial cost of decarbonizing buildings on historically politically powerful real estate owners. Indeed, the Real Estate Board of New York, the main group representing owners in the city, did not outright oppose the law at the main city council committee hearing on it; the board emphasized its support for the bill’s goals and then listed serious concerns with its design. But 2019 was also a special time, with Trump in office and progressive Democrats in ascendance. To mandate that buildings decarbonize in more places across the country it may be necessary to find ways of spreading the cost beyond building owners of removing fossil fuels from people’s homes and workplaces.
>A classic way of overcoming opposition to a new law is for the government to offer subsidies to those who are opposed to it. Cities have some resources that they can devote to easing the burden on building owners of transitioning away from fossil fuels, but even a large city such as New York is not in a position to pay for switching out oil and gas boilers and gas stoves in the thousands of buildings in its borders. The Inflation Reduction Act may help lower the costs to owners of making some of these changes, and perhaps make it politically feasible for jurisdictions like New York City that already have laws to decarbonize to enforce them, and for other local and state governments to adopt such laws.
>Many of the tax credit provisions in the IRA are intended to spur the expansion of renewable energy such as solar and wind so that renewables can displace fossil fuels. While building owners will not directly benefit from these tax credits for electricity generation, they could benefit indirectly. Insofar as these credits help to decarbonize electricity buildings buy from the electric grid, this will reduce their emissions without owners having to invest in other measures. Because commercial buildings like large office buildings in New York City already get a lot of their energy from the electric grid, the decarbonization of grid-supplied electricity will particularly help commercial building owners to meet their LL97 emission limits.
>The owners of large residential buildings in the city will also benefit from greening grid-supplied electricity. But they tend to burn more fossil fuels on site in their buildings, so they may face higher costs to decarbonize because they have to remove gas and oil powered boilers and furnaces and gas stoves. The IRA could help these building owners too.
>To get a feel for how useful the IRA might be to the owners of residential buildings, I listened in October to a webinar on the IRA organized by Bright Power, a company that helps large building owners in New York City manage their energy use, and that has clients working to comply with LL97’s emission limits. Bright Power identifies government incentives for its clients to help them defray the costs of the projects that Bright Power manages for them, and so it has a strong incentive to understand under what circumstances the IRA could financially help building owners in the city. The webinar laid out the multitude of tax credits and government grant and rebate programs in the IRA. It also gave some concrete examples of the micro-level determinations that the Department of Treasury, Internal Revenue Service, other federal agencies, and state policymakers will need to make, and how important their decisions will be for the extent to which the IRA will help reduce the costs of taking out fossil fuels from buildings in New York City. As Amanda Clevinger, policy and programs manager at Bright Power, emailed me afterwards, “Although several states already offered incentives for building decarbonization prior to the passage of the IRA, the federal subsidies have the potential to offer consistency, scale, and accessibility unmatched by existing programs. For instance, New York City’s program for heat pumps ran out of money three years ahead of schedule, and most states don’t have any incentives available for electrical upgrades” which are needed to put in heat pumps. “The IRA could fill many gaps for buildings across the country,” Clevinger explained. How the uncertainties about the IRA subsidies are resolved will determine whom the IRA helps and how much, and the extent to which it helps to make politically palatable laws such as LL97 that mandate building decarbonization.
>Widely touted as a breakthrough because it is the first federal legislation to aggressively incentivize decarbonization, the IRA also may be historically significant because it could be seen as setting up a new model of cooperative federalism in environmental law. The 1970s-era environmental laws often require the federal government to set standards that states may assume responsibility for implementing instead of the federal government. Early in the history of these laws, the federal government provided considerable funding to help defray the costs of building sewage treatment plants and the like that were necessary to meet some of the federal standards.
>The IRA also proposes to transfer large sums of money to states and local governments and tribes for environmental purposes, some of which they could distribute to individuals as rebates. What is novel about the IRA is that much of the federal spending that it appropriates may come in the form of tax credits that flow directly to individuals and businesses without any role for states and local governments. These tax credits could help to decarbonize sectors whose emissions the federal government has had difficulty regulating, most notably the electric power sector, but also potentially buildings. Against the backdrop of these federal subsidies, local and state governments will hopefully be better positioned to set aggressive targets to decarbonize large buildings because owners and occupants will have access to federal subsidies to defray the costs of the transition, assuming that the promise of the IRA is fulfilled through its implementation. If successful, the tacit combination of state and local standards and federal subsidies for individuals to meet those standards would be a novel way of achieving environmental improvements in the United States. TEF