Abstract
Nearly zero-energy refurbishments provide many of the benefits of nearly zero-energy buildings to the aging building stock and offer an opportunity to make them more resource-efficient and environmentally friendly, with an increased social and financial value. However, high initial costs and uncertainties about the expected benefits characterize this type of investment and affect the building stakeholders’ decision on whether to go ahead with such a project or not. Given the special case of existing buildings and associated challenges to refurbish them to nearly zero energy, this chapter identifies and classifies uncertainties that characterize and make this type of investment a highly uncertain endeavor over the project life cycle. It also provides recommendations about managing these uncertainties during the project evaluation phase. Finally, a new approach to project evaluation based on the option pricing theory is presented along with a case study example.
Access this chapter
Tax calculation will be finalised at checkout
Purchases are for personal use only
References
Azar E, Menassa CC (2012a) A comprehensive analysis of the impact of occupancy parameters in energy simulation of office buildings. Energ Build 55:841–853. Available at: http://dx.doi.org/10.1016/j.enbuild.2012.10.002. Accessed 23 Nov 2012
Azar E, Menassa CC (2012b) Agent-based modeling of occupants and their impact on energy use in commercial buildings. J Comput Civ Eng 26:506–518
Baden S et al (2006) Hurdling financial barriers to low energy buildings: experiences from the USA and Europe on financial incentives and monetizing building energy savings in private investment decisions. In: Proceedings of 2006 ACEEE summer study on energy efficiency in buildings. American Council for an Energy Efficient Economy, Washington DC. Available at: http://www.fsec.ucf.edu/en/publications/pdf/FSEC-PF-396-06.pdf. Accessed 2 July 2012
Baetens R et al (2012) Assessing electrical bottlenecks at feeder level for residential net zero-energy buildings by integrated system simulation. Appl Energ 96:74–83. Available at: http://dx.doi.org/10.1016/j.apenergy.2011.12.098. Accessed 3 April 2012
Black F, Scholes M (1973) The pricing of options and corporate liabilities. J Polit Econ 81(3):637–654
Brealey R, Stewart M, Franklin A (2010) Principles of corporate finance + S&P Market Insight, 10th edn. McGraw-Hill/Irwin, New York City
Brown MA (2008) Market failures and barriers as a basis for clean energy policies. Energ Policy 29(2001):1197–1207
Building Performance Institute Europe (BPIE) (2010) Financing Energy Efficiency in Buildings, Brussels
Cattano C, Valdes-Vasquez R, Klotz L (2012) Barriers to the delivery of building renovations for improved energy performance: a literature review and case study. ICSDC 2011 Integrating Sustainability Practices in the Construction Industry ASCE, pp 203–210
Chen K, Reklev S (2012) China keen to avoid CO2 rollercoaster ride. Available at: http://in.reuters.com/article/2012/07/20/us-china-carbon-trade-idINBRE86J0BA20120720. Accessed 22 July 2012
Condamin L, Louisot J-P, Patrick N (2006) Risk quantification: management, diagnosis and hedging. John Wiley, Chichester West Sussex England; Hoboken NJ
Copland T, Tufano P (2004) A real world way to manage real options. Harvard Bus Rev 82(3):1–12
Cox C, Ross S, Rubinstein M (1979) Option pricing: a simplified approach. J Financ Econ 7:229–263
Danfoss (2010) Industry research and report. High-performance buildings, Available at: http://envisioneering.danfoss.com/NR/rdonlyres/DB9475EA-28C4-4684-BEE6-E03901F2BB66/0/HighPerformanceNetZeroReport_October2010.pdf. Accessed 13 Nov 2012
Dell’Isola AJ, Kirk SJ (2003) Life cycle costing for facilities: economic analysis for owners and professionals in planning, programming, and real estate development: designing, specifying, and construction, maintenance, operations, and procurement. Robert s Means Co
Desogus G et al (2013) Economic efficiency of social housing thermal upgrade in Mediterranean climate. Energ Build 57:354–360. Available at: http://linkinghub.elsevier.com/retrieve/pii/S037877881200607X. Accessed 11 Jan 2013
Detserclaes P (2007) Financing energy efficient homes. International Energy Agency, Paris
De Wit S, Augenbroe G (2002) Analysis of uncertainty in building design evaluations and its implications. Energ Build 34(9):951–958. Available at: http://linkinghub.elsevier.com/retrieve/pii/S0378778802000701. Accessed 10 Oct 2012
Dixit A, Pindyck RS (1994) Investment under uncertainty. Princeton University Press, New Jersey
Dowd K (1998) Value at risk: the new science of risk management. Wiley, New York
Elkinton MR, McGowan JG, Manwell JF (2009) Wind power systems for zero net energy housing in the United States. Renew Energ 34(5):1270–1278. Available at: http://dx.doi.org/10.1016/j.renene.2008.10.007. Accessed 17 April 2012
Environmental Protection Agency (EPA) (2009) Acid rain program. Available at: http://www.epa.gov/airmarkets/progsregs/arp/index.html. Accessed 20 July 2012
Espinoza RD, Luccioni L (2007) An approximate solution for perpetual American option with time to build: the value of environmental remediation investment projects. Int J Bus 12(3):291–300
Fichman R, Keil M, Tiwana A (2005) Beyond valuation: option thinking in IT project management. California Manage Rev 47(2):74–96
Fong KF, Lee CK (2012) Towards net zero energy design for low-rise residential buildings in subtropical Hong Kong. Appl Energ 93:686–694. Available at: http://dx.doi.org/10.1016/j.apenergy.2012.01.006. Accessed 3 April 2012
French CW (2003) The Treynor capital asset pricing model. J Investment Manage 1(2):60–72
Fuller MC (2008) Enabling investments in energy efficiency. California Institute for Energy and Environment, California
Fuller SK, Petersen SR (1995) Life-cycle costing manual for the federal energy management program. US Department of Commerce, Washington, DC
Glover B (2011) Road to net zero (Presentation) (No. NREL/PR-6A42-51124). National Renewable Energy Laboratory (NREL), Golden, CO
Gohardani N, Björk F (2012) Sustainable refurbishment in building technology. Smart Sustain Built Environ 1(3):241–252
Gray M, Zarnikau J (2011) Chapter 9—getting to zero: green building and net zero energy homes, energy, sustainability and the environment, Butterworth-Heinemann, Boston, pp 231–271. Available at: http://dx.doi.org/10.1016/B978-0-12-385136-9.10009-9. Accessed 21 June 2012
Herroelen W, Leus R (2005) Project scheduling under uncertainty: Survey and research potentials. Eur J Oper Res 165(2):289–306. Available at: http://dx.doi.org/10.1016/j.ejor.2004.04.002. Accessed 29 Jan 2013
Hirsch JJ and Associates (2009) EnergyPlus input/output reference: the encyclopedic reference to EnergyPlus Input and Output, Urbana, IL
Ho SP, Liu LY (2003) How to evaluate and invest in emerging A/E/C technologies under uncertainty. J Constr Eng Manage 128(1):16–24
Hull J (2000) Options, futures, and other derivative securities, 4th edn. Prentice Hall, New Jersey
Kadam S (2001) Zero net energy buildings: are they economically feasible? 10.391 J Sustain Energ
Kohler N (1999) The relevance of green building challenge: an observer’s perspective. Build Res Inf 27(4–5):309–320
Kropp R (2012) Why are institutional investors ignoring climate change risk? http://www.greenbiz.com/blog/2012/06/14/why-are-institutional-investors-ignoring-climate-change-risk?page=full. Accessed 15 Sept 2012
LaSalle J (2011) A landmark sustainability program for the empire state building, pp 1–12
Leckner M, Zmeureanu R (2011) Life cycle cost and energy analysis of a net zero energy house with solar combisystem. Appl Energ 88(1):232–241. Available at: http://linkinghub.elsevier.com/retrieve/pii/S0306261910003004. Accessed 8 Mar 2012
Lintner J (1965) The valuation of risk assets and selection of risky investments in stock portfolios and capital budgets. Rev Econ Stat 47(1):13–37
Luehrman T (1998) Strategy as a portfolio of real options. Harvard Bus Rev 76(5):89–99
Majd S, Pindyck RS (1987) Time to build, option value, and investment decisions. J Financ Econ 18:7–27
Margrabe W (1978) The value of an exchange option to exchange one asset for another. J Financ 33(1):177–186
Marszal AJ et al (2011) Zero energy building: a review of definitions and calculation methodologies. Energ Build 43(4):971–979. Available at: http://linkinghub.elsevier.com/retrieve/pii/S0378778810004639. Accessed 1 Mar 2012
Marszal AJ et al (2012) On-site or off-site renewable energy supply options? Life cycle cost analysis of a net zero energy building in Denmark. Renew Energ 44:154–165. Available at: http://dx.doi.org/10.1016/j.renene.2012.01.079. Accessed 12 Mar 2012
Masoso OT, Grobler LJ (2010) The dark side of occupants’ behaviour on building energy use. Energ Build 42(2):173–177. Available at: http://linkinghub.elsevier.com/retrieve/pii/S0378778809001893. Accessed 25 July 2012
Mavrotas G et al (2003) Energy planning in buildings under uncertainty in fuel costs: the case of a hotel unit in Greece. Energ Convers Manage 44(8):1303–1321. Available at: http://dx.doi.org/10.1016/S0196-8904(02)00119-X. Accessed 5 July 2012
McCabe M (2011) High-performance buildings—value, messaging, financial and policy mechanisms, Richland. Available at: http://www.pnl.gov/main/publications/external/technical_reports/pnnl-20176.pdf. Accessed 29 Jan 2013
McDonald R (2005) Derivatives markets, 2nd edn. Addison Wesley, Boston
McDonald R, Siegel D (1985) Investment and valuation of firms when there is an option to shut down. Int Econ Rev 26(2):331–349
McDonald R, Siegel D (1986) The value of waiting to invest. Q J Econ 101(4):707–727
Mckinsey and Company (2008) The case for investing in energy productivity. Available at: http://www.mckinsey.com/mgi/publications. Accessed 1 Aug 2012
Menassa CC (2011) Evaluating sustainable retrofits in existing buildings under uncertainty. Energ Build 43(12):3576–3583. Available at: http://linkinghub.elsevier.com/retrieve/pii/S0378778811004324. Accessed 9 Mar 2012
Menassa C, Peña Mora F, Pearson N (2009) An option pricing model to evaluate ADR investments in AEC projects. J Constr Eng Manage 135(3):156–168
Menassa C, Peña Mora F, Pearson N (2010) A study of real options with exogenous competitive entry to analyze ADR investments in AEC projects. J Constr Eng Manage 136(3):377–390
Milner M (2008) Q and A: emissions trading. Available at: http://www.guardian.co.uk/environment/2008/jan/04/emissionstrading.carbonemissions. Accessed 2 July 2012
Mossin J (1966) Equilibrium in a capital market. Econometrica 34(4):768–783
Musall E et al (2010) Net zero energy solar buildings: an overview and analysis on worldwide building projects. In: EuroSun Conference, Graz, Austria. Available at: http://w5.uni-wuppertal.de/Aktuell/Veroeffentlichungen/p_pics/EuroSunConferenceGraz2010WorldWideOverview_paper_100722.pdf. Accessed 8 Aug 2012
Myers SC (1976) Modern developments in Financial Management, Praeger Publishers, New York
National Institute of Standards and Technology (NIST) (2011) Net-zero energy, high-performance buildings program. Available at: http://www.nist.gov/el/building_environment/heattrans/netzero.cfm. Accessed 22 Aug 2012
Parker DS (2009) Very low energy homes in the United States: Perspectives on performance from measured data. Energ Build 41(5):512–520. Available at: http://dx.doi.org/10.1016/j.enbuild.2008.11.017. Accessed 17 April 2012
Peschiera G, Taylor JE, Siegel JA (2010) Response–relapse patterns of building occupant electricity consumption following exposure to personal, contextualized and occupant peer network utilization data. Energ Build 42(8):1329–1336. Available at: http://linkinghub.elsevier.com/retrieve/pii/S0378778810000691. Accessed 6 Aug 2012
Pless S, Torcellini P, Crawley D (2009) Getting to net zero. ASHRAE J 51(9):18–25
Poel B, Van Cruchten G, Balaras CA (2007) Energy performance assessment of existing dwellings. Energ Build 39(4):393–403. Available at: http://dx.doi.org/10.1016/j.enbuild.2006.08.008. Accessed 10 Mar 2012
Robert A, Kummert M (2012) Designing net-zero energy buildings for the future climate, not for the past. Build Environ 55:150–158. Available at: http://linkinghub.elsevier.com/retrieve/pii/S0360132311004306. Accessed 17 April 2012
Rushing A, Lippiatt B (2009) Energy Price indices and discount factors for life-cycle cost analysis, NIST Interagency/Internal Report (NISTIR)-85-3273-24
Sanchez M et al (2007) Space heaters, computers, cell phone chargers: how plugged in are commercial buildings?”. In; Proceedings of ACEEE Summer study on energy efficiency in buildings, less is more, en route to zero energy buildings
Schwartz ES et al (2000) Evaluating research and development investments, project flexibility, agency, and competition—new development in the theory and application of real options. Oxford University Press, New York
Sharpe WF (1964) Capital asset prices: a theory of market equilibrium under conditions of risk. J Financ 19(3):425–442
Sisson W et al (2007) Energy efficiency in buildings. World Business Council for Sustainable Development, Conches-Geneva
Soebarto VI, Williamson TJ (2001) Multi-criteria assessment of building performance: theory and implementation. Build Environ 36(6):681–690. Available at: http://dx.doi.org/10.1016/S0360-1323(00)00068-8. Accessed 20 Nov 2012
Stadler M et al (2009) Optimal technology investment and operation in zero-net-energy buildings with demand response. Available at: http://escholarship.org/uc/item/9334229b.pdf. Accessed 28 Jan 2013
Trigeorgis L (1993) Real options and interactions with financial flexibility. Financ Manage 22(3):202–224
Trigeorgis L (1996) Real Options: managerial flexibility and strategy in resource allocation. MIT Press, Cambridge
Turner Construction (2010) Green building market barometer. Available at: http://www.turnerconstruction.com/content/files/Green%20Market%20Barometer%202010.pdf. Accessed 29 July 2012
U.S. Energy Information Administration (EIA) (2011) International Energy Outlook 2011
U.S. Department of Energy (DOE) (2012) High performance buildings database. Available at: http://eere.buildinggreen.com. Accessed 30 July 2012
U.S. Energy Information Administration (EIA) (2012) Annual Energy Outlook 2012
United Nations Environment Program (2007) Buildings can play a key role in combating climate change. SBCI-Sustainable Construction and Building Initiative. Available at: http://www.unep.org/Documents.Multilingual/Default.asp?DocumentID=502&ArticleID=5545&l=en. Accessed 20 Aug 2012
Verbruggen A, Marchohi MA, Janssens B (2011) The anatomy of investing in energy efficient buildings. Energ Build 43(4):905–914. Available at: http://dx.doi.org/10.1016/j.enbuild.2010.12.011. Accessed 15 June 2012
Villani G (2007) A Monte Carlo approach to value exchange options using a single stochastic factor. Department of Mathematics and Statistics, University of Foggia, Italy
Wang L, Gwilliam J, Jones P (2009) Case study of zero energy house design in UK. Energ Build 41(11):1215–1222. Available at: http://dx.doi.org/10.1016/j.enbuild.2009.07.001. Accessed 17 Mar 2012
Wang L, Mathew P, Pang X (2012) Uncertainties in energy consumption introduced by building operations and weather for a medium-size office building. Energ Build 53:152–158. Available at: http://dx.doi.org/10.1016/j.enbuild.2012.06.017. Accessed 26 Nov 2012
Webb T (2010) Copenhagen dampens banks’ green commitment. Available at: http://www.guardian.co.uk/environment/2010/jan/24/carbon-emissions-green-copenhagen-banks. Accessed 10 July 2012
Webber CA et al (2007) After-hours power status of office equipment in the USA. J Energ 31(14):2823–2838
Wilmott P, Howison S, Dewynne J (2005) The mathematics of financial derivatives. Cambridge University Press, USA
Ye S, Tiong RLK (2000) NPV at risk method in infrastructure project investment evaluation. J Constr Eng Manage, ASCE 126(3):227–233
Yudelson J (2010) Greening existing buildings, McGraw-Hill, New York. Available at: http://www.worldcat.org/title/greening-existing-buildings/oclc/616863128. Accessed 23 July 2012
Acknowledgments
The authors would like to acknowledge the financial support for this work received from the United States National Science Foundation (NSF) Grant NSF-CMMI-BRIGE 1125478. Any opinions and findings in this book chapter are those of the authors and do not necessarily represent those of NSF.
Author information
Authors and Affiliations
Corresponding author
Editor information
Editors and Affiliations
Rights and permissions
Copyright information
© 2013 Springer-Verlag London
About this chapter
Cite this chapter
Menassa, C.C., Ortiz-Vega, W. (2013). Uncertainty in Refurbishment Investment. In: Pacheco Torgal, F., Mistretta, M., Kaklauskas, A., Granqvist, C., Cabeza, L. (eds) Nearly Zero Energy Building Refurbishment. Springer, London. https://doi.org/10.1007/978-1-4471-5523-2_6
Download citation
DOI: https://doi.org/10.1007/978-1-4471-5523-2_6
Published:
Publisher Name: Springer, London
Print ISBN: 978-1-4471-5522-5
Online ISBN: 978-1-4471-5523-2
eBook Packages: EnergyEnergy (R0)