The question it answersIf we buy this building as it stands, what will regulation, climate, utilities and capital cost us over the hold period?
The same analysis as a decarbonization plan, run on the offering memorandum alone and labelled provisional throughout. It produces a seven-page deal screen (deal card, regulation, retrofit, value, energy and carbon, physical risk, and questions for the seller) in real dollars, with the method and every source in an evidence pack. Risks and opportunities are ranked by dollars over the hold period, never by judgment.
It runs without stopping for an expert decision and gives no verdict: no buy, no pass, no grade. Instead of a review, the report will not issue if a required figure, research step or source is missing, and every figure names the specialist that produced it.
| Step | Expert | Lead agent | Knowledge check | Building surveyor | Energy modeller | Carbon accounting | Regulatory and capex analyst | Climate and insurance analyst | Retrofit advisor | Investment analyst | Deal card writer |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 1. Knowledge check | Share the offering memorandum. | Reads the address and utilities first, so the check covers them. | Sweeps incentives, C-PACE, hazards, rules, rates and costs for this address. | ||||||||
| 2. Triage | Reads the memorandum with page numbers: the building, finance, utilities, operating statement, pro forma. | ||||||||||
| 3. Survey and model | Routes a missing input to the specialist who can estimate it. A gap stops a measure, never the screen. | Equipment, envelope and remaining life per system. | Simulated baseline, calibrated to the operating statement as far as it allows. | ||||||||
| 4. Exposure | Passes the memorandum's tax and insurance lines to the analysts. | Emissions by who pays; distance from the carbon pathway, today and after. | Local rules, fines over the hold, property tax against the pro forma. | Hazards today, 2030 and 2050; insurance trend; market cap rate. | |||||||
| 5. Measures and value | Sends the measures back for fines avoided, then to the investment analyst. | Fines avoided per measure. | Measures, incentives, two capital paths, financing terms. | Real-dollar cashflow, value bridge, financing tests. | |||||||
| 6. Source review | Re-runs every specialist whose figure rested on a newly reviewed source. | Reviews every source found mid-run before it is cited. | |||||||||
| 7. Deal card | Passes every specialist's findings through unchanged. Writes no figure and no question. | Ranks by dollars and assembles the seven pages. | |||||||||
| 8. Report | Receive the seven-page screen and its evidence pack. | Issues the report once every check passes. | Clears every automated check before the report issues. |
Each one has a single job, and all of their work reaches you through the lead agent. See every specialist.
Runs twice: before the screen, across incentives at every level, C-PACE, the site's hazards, local rules, rates and costs; and again before the deal card, reviewing every source the specialists found mid-run so figures rest on reviewed sources rather than unknowns.
Works from: Our shared reference library, filed tariffs, published regulations and cost data
Equipment and envelope from the memorandum, inferred from the building type and labelled where it is silent, and the remaining useful life of each major system with its basis. Also reads the ASHRAE Standard 100 energy target for the building.
Works from: The offering memorandum, building stock data, equipment service lives, code tables
A simulated energy baseline, calibrated to the memorandum's operating statement as far as it allows, with the coverage stated. Compares modelled utility cost with the seller's pro forma.
Works from: Energy simulation, weather data, the memorandum's operating statement
Emissions split by who pays each meter, the grid's forward emissions, and how far the building sits from its carbon pathway today and after the measures, against the ASHRAE Standard 100 target.
Works from: Forward grid emissions, CRREM pathways
Every local performance standard, benchmarking, code and refrigerant rule that applies, fines over the hold, and the measures a rule makes compulsory. Property tax reassessment is priced against the seller's pro forma as a risk.
Works from: Performance-standard regulations, the memorandum's tax lines
Physical hazards scored today, in 2030 and in 2050 after a control check, hazard by hazard with no overall level. The insurance premium trend from a cited market source against the pro forma, the rebuild value and the financial impact.
Works from: A physical climate hazard model, cited insurance and cap rate market sources
An itemized measure register with maintenance cost or saving per measure, incentive research on every screen, two capital paths over the hold period (like-for-like replacement against the alternative), and current green financing terms, such as C-PACE.
Works from: Measure performance and cost benchmarks, incentive programs, utility rates and escalation, lender term sheets
The cashflow in real dollars, with savings at the share you keep and capital counted over like-for-like. NPV at your discount rate, IRR against your hurdle, the value bridge, and a yes or no on each green financing program with the test that binds.
Works from: The cashflow engine and the underwriting assumptions
Assembles the seven pages from the specialists' work, ranks risks and opportunities by dollars, and merges every specialist's questions into one list. It writes no figure and no question of its own.
Works from: The report template, its automated checks and every specialist's findings
There is no quality reviewer on this screen. Instead, the report checks who produced each figure and will not issue one that no specialist supplied. On-site generation, storage and grid interactivity are not assessed in this version, and the report says so.
Each of these is decided the same way every time.
If Any screen: Not answered. Exposure is ranked by dollars over the hold period
If No reviewed source or labelled estimate supports it: Shown as not quantified, with the reason
If not Never printed as zero
If The memorandum carries an operating statement: Calibrated as far as it allows, coverage stated
If not Stated as uncalibrated, coverage 0%
If The measures rank differently at each end of its range: A question for the seller naming one document
If not Take the conservative end and disclose it
If The memorandum states a longer hold: Route to a decarbonization plan
If not Never shortened to fit
Tell us what you need answered and we will scope it with you.