ENDNOTES 1 Levine et al. (2007). Residential and commercial buildings. In Climate Change 2007: Mitigation. Contribution of Working Group III to the Fourth Assessment Report of the IPCC. Cambridge University Press: Cambridge, UK and New York, USA. 2 Canadian Environmental Commission (CEC) (2008). Green Building in North America: Opportunities and Challenges. CEC: Montral. 3 WBCSD (2007). Energy Efficiency in Buildings: Business realities and opportunities, Summary Report. Accessed at: http://www.wbcsd.org/DocRoot/ JE5VEiMxqIxeMoOWfcYT/EEB-Facts-and-trends.pdf on November 26, 2008.		Table of Contents Messages Executive Summary 1.0 Introduction 2.0 Commercial Building Sector Profile 3.0 Barriers to Investment in Energy Efficiency 4.0 Energy Efficiency Policies and Evaluation 5.0 International Policy Trends 6.0 Policy Modelling Analysis 7.0 Policy Recommendations 8.0 Policy Pathway 9.0 Endnotes 10.0 Appendix 11.0 Policy Pathway Diagram ANNEX: Modelling Scenario Assumptions for Policy Design Adobe PDF version

4 Environment Canada (2007). Turning the Corner: Canada?s plan to reduce greenhouse gas emissions and air pollution. Government of Canada: Ottawa.

5 Environment Canada (2007). Regulatory Framework for Air Emissions. Government of Canada: Ottawa.

6 NRCan (2007). ?Energy Minister?s Conference: Collaborating on Canada?s Energy Future?. Accessed at: http://www.nrcan-rncan.gc.ca/media/newcom/2007/200790-eng.php on October 6, 2008.

7 Council of Energy Ministers (2007). Moving Forward on Energy Efficiency in Canada: A Foundation for Action. Government of Canada: Ottawa, p. 3.

8 Justice Canada (1993). ?National Round Table on the Environment and the Economy Act?. Accessed at: http://laws.justice.gc.ca/en/ShowFullDoc/cs/n-16.4///en on October 28, 2008.

9 NRTEE (2006). Advice on a Long-term Strategy on Energy and Climate Change. Accessed at: http://www.nrtee-trnee.ca/eng/publications/wedge-advisory-note/ecc-wedge-advisory-note.pdf on November 26, 2008.

10 ICF Consulting Canada Inc. (2006). Energy-Related Greenhouse Gas Emissions in Canada in 2050 ? A Low-Emission Scenario. Prepared for the NRTEE, August 15, 2008, pp.116-118.

11 NRCan (2002). ?Appendix D: Glossary?. Commercial and Institutional Building Energy Use Survey, Detailed Statistical Report. Government of Canada: Ottawa.

12 Ibid.

13 SDTC (2007). Commercial Buildings ? Eco-Efficiency SD Business Case? Sustainable Development Business Case Report. SDTC: Ottawa, p.17.

14 NRCan, Office of Energy Efficiency (2007). ?Commercial/ Institutional Sector Canada, Table 2: Secondary Energy Use and GHG Emissions by Activity Type ? Including Electricity-Related Emissions?. Accessed at: http://www.oee.nrcan.gc.ca/corporate/statistics/neud/dpa/tablestrends2/
com_ca_2_e_2.cfm?attr=0 on October 8, 2008.

15 Ibid.

16 Ibid.

17 NRCan (2008). ?Appendix D: Glossary?. Industrial Consumption of Energy Survey. Government of Canada: Ottawa. Accessed at: http://www.oee.nrcan.gc.ca/publications/statistics/ice05/ appendixd.cfm?attr=0 on October 14, 2008.

18 NRCan (2007). Commercial and Institutional Consumption of Energy Survey, 2005 Summary Report ? June, 2007. Government of Canada: Ottawa. Accessed at: http://oee.nrcan.gc.ca/ Publications/statistics/cices06/chapter1.cfm?attr=0 on October 8, 2008.

19 Statistics Canada (2008). ?Value of Building Permits by Type?. Accessed at: http://www40.statcan.gc.ca/l01/cst01/manuf16-eng.htm on November 26, 2008.

20 SDTC (2007) Commercial Buildings ? Eco-Efficiency SD Business Case? Sustainable Development Business Case Report. SDTC: Ottawa, p.17.

21 ICF International (2008). ?Policy Options for Energy Efficiency in Canada?s Commercial Buildings: Final Report?. Prepared for the NRTEE, August 15, p.8.

22 Ibid.

23 NRCan (2007). Commercial and Institutional Consumption of Energy Survey, 2005 Summary Report ? June, 2007. Government of Canada: Ottawa. Accessed at: http://oee.nrcan.gc.ca/Publications/statistics/cices06/chapter5.cfm?attr=0 on October 8, 2008.

24 Ibid.

25 NRCan, Office of Energy Efficiency (2007). ?Commercial/ Institutional Sector Canada, Table 2: Secondary Energy Use and GHG Emissions by Activity Type ? Including Electricity-Related Emissions?. Accessed at: http://www.oee.nrcan.gc.ca/corporate/statistics/neud/dpa/tablestrends2/
com_ca_2_e_2.cfm?attr=0 on November 4, 2008.

26 ICF International (2008). ?Policy Options for Energy Efficiency in Canada?s Commercial Buildings: Final Report?. Prepared for the NRTEE, August 15, 2008, p.7.

27 National Energy Board (2006). Emerging Technologies in Electricity Generation. Government of Canada: Ottawa, p.3.

28 NRCan (2008). ?Overview of Canada?s Energy Policy?. Accessed at: http://www.nrcan-rncan.gc.ca/com/eneene/owevue-eng.php on October 6, 2008.

29 NRTEE (2008). ?Appendix B?. Response of the National Round Table on the Environment and the Economy to its Obligations Under the Kyoto Protocol Implementation Act. NRTEE: Ottawa, p.30. Accessed at: http://www.nrtee-trnee.ca/eng/publications/KPIA-2008/kpia-2008.pdf on November 26, 2008.

30 SDTC (2007). Commercial Buildings ? Eco-Efficiency SD Business Case? Sustainable Development Business Case Report. SDTC: Ottawa, p.38.

31 Pembina Institute (2005). Government Spending on Canada?s Oil and Gas Industry: Undermining Canada?s Kyoto Commitment. Prepared for Climate Action Network Canada. Accessed at:
http://pubs.pembina.org/reports/GovtSpendingOnOilAndGasFullReport.pdf on October 22, 2008.

32 OECD (2003). ?Glossary of Statistical Terms?. Accessed at: http://stats.oecd.org/glossary/detail.asp?ID=824 on August 5, 2008.

33 David Suzuki Foundation (2007). Prescription for a Healthy Canada. David Suzuki Foundation: Vancouver. Accessed at: http://www.davidsuzuki.org/health/National_Strategy.asp on November 26, 2008.

34 Urge-Vorsatz, D. Koeppel, S. Mirasgedis, S. (2007). ?Appraisal of policy instruments for reducing buildings? CO2 emissions?. Building Research & Information 35:4 pp. 458-477.

35 NRTEE (2007). Getting to 2050: Canada?s Transition to a Low-emission Future. NRTEE: Ottawa, p.11.

36 SDTC (2007). Commercial Buildings ? Eco-Efficiency SD Business Case? Sustainable Development Business Case Report. SDTC: Ottawa, p.37.

37 Organisation for Economic Co-operation and Development (OECD) (1989). Economic Instruments for Environmental Protection. OECD: Paris.

38 Urge-Vorsatz, D. Koeppel, S. Mirasgedis, S. (2007). ?Appraisal of policy instruments for reducing buildings? CO2 emissions?. Building Research & Information 35:4, pp.458-477.

39 Ibid.

40 OECD (2003). Environmentally Sustainable Buildings ? Challenges and Policies. OECD: Paris.

41 Urge-Vorsatz, D. Koeppel, S. Mirasgedis, S. (2007). ?Appraisal of policy instruments for reducing buildings? CO2 emissions?. Building Research & Information 35:4, pp.458-477.

42 Ibid.

43 Ibid.

44 IEA (2005). Evaluating Energy Efficiency Policy Measures & DSM Programmes - Evaluation Guidebook. IEA:Paris, vol. 1.

45 Nadel, S., deLaski,, A., Eldridge, M., Kleisch, J. (2006). Leading the way: continued opportunities for new state appliance and equipment efficiency standards. ACEEE: Washington.

46 Canada Gazette (2008). ?Regulations Amending the Energy Efficiency Regulations?. Accessed at: http://gazetteducanada.gc.ca/partI/2008/20080329/html/regle4-e.html on November 26, 2008.

47 Urge-Vorsatz, D. Koeppel, S. Mirasgedis, S. ?Is there a silver bullet? ? A comparative assessment of twenty policy instruments applied worldwide for enhancing energy efficiency in buildings?. Accessed at: http://web.ceu.hu/envsci/projects/UNEPP/policypaperECEEE.pdf on November 26, 2008.

48 Urge-Vorsatz, D. Koeppel, S. Mirasgedis, S. (2007). ?Appraisal of policy instruments for reducing buildings? CO2 emissions?. Building Research & Information 35:4, pp.458-477.

49 Communities and Local Government, UK (2008). ?Energy Performance of Buildings?. ccessed at: http://www.communities.gov.uk/planningandbuilding/theenvironment/ energyperformance/ on October 16, 2008.

50 NRTEE (2008). Response of the National Round Table on the Environment and the Economy to its Obligations Under the Kyoto Protocol Implementation Act. NRTEE: Ottawa.

51 Communities and Local Government, UK (2008). ?Energy Performance of Buildings?. ccessed at: http://www.communities.gov.uk/planningandbuilding/theenvironment/ energyperformance/ on October 16, 2008.

52 NRTEE (2008). ?Appendix B?. Response of the National Round Table on the Environment and the Economy to its Obligations Under the Kyoto Protocol Implementation Act. NRTEE: Ottawa, p.30. Accessed at: http://www.nrtee-trnee.ca/eng/publications/KPIA-2008/kpia-2008.pdf on November 26, 2008.

53 Urge-Vorsatz, D. Koeppel, S. Mirasgedis, S. (2007). ?Appraisal of policy instruments for reducing buildings? CO2 emissions?. Building Research & Information 35:4, pp.458-477.

54 Urge-Vorsatz, D. Koeppel, S. Mirasgedis, S. ?Is there a silver bullet? ? A comparative assessment of twenty policy instruments applied worldwide for enhancing energy efficiency in buildings?. Accessed at: http://web.ceu.hu/envsci/projects/UNEPP/policypaperECEEE.pdf on November 26, 2008.

55 NRTEE (2008). Response of the National Round Table on the Environment and the Economy to its Obligations Under the Kyoto Protocol Implementation Act. NRTEE: Ottawa. Accessed at: http://www.nrtee-trnee.ca/eng/publications/KPIA-2008/kpia-2008.pdf on November 26, 2008.

56 Finance Canada (2005). ?Annex 4 ?A Framework for Evaluation of Environmental Tax Proposals?. Budget 2005. Government of Canada: Ottawa. Accessed at: http://www.fin.gc.ca/budget05/bp/bpa4e.htm on November 26, 2008.

57 Quinlan, P. Geller, H. Nadel, S. (2001). Tax Incentives for Innovative Energy-Efficient Technologies (Updated). ACEEE Report No. E013. ACEEE: Washington, DC.

58 Ibid.

59 NRCan, Office of Energy Research and Development (2008). EcoEnergy Technology Initiative (A New Federal World). Accessed at: http://www2.nrcan.gc.ca/ES/OERD/English/ View.asp?x=1603 on October 22, 2008.

60 Reed, J., Jordan, G., Vine, E. (2007). Impact Evaluation Framework for Technology Deployment Programs. Accessed at: http://www.cee1.org/eval/impact_framework_tech_deploy_2007_main.pdf on November 26, 2008.

61 POLLARA (2002). ?Determining Impact Attribution for the Canadian Industry Program for Energy Conservation (CIPEC).?

62 Mills, E. et al. (2005). ?The Cost-Effectiveness of Commissioning New and Existing Commercial Buildings: Lessons from 224 Buildings?. National Conference on Building Commissioning: May 4-6, 2005.

63 Urge-Vorsatz, D. Koeppel, S. Mirasgedis, S. ?Is there a silver bullet? ? A comparative assessment of twenty policy instruments applied worldwide for enhancing energy efficiency in buildings.? Accessed at: http://web.ceu.hu/envsci/projects/UNEPP/policypaperECEEE.pdf on November 26, 2008.

64 Intergovernmental Panel on Climate Change (IPCC) (2007). Climate Change 2007: Mitigation - Contribution of Working Group III to the Fourth Assessment Report of the IPCC. Cambridge University Press: NY. Accessed at: http://www.ipcc.ch/ipccreports/ar4-wg3.htm on November 26, 2008.

65 E Source Energy Business Intelligence (2001). Automated Building Diagnostics: Improving Energy Performance and Occupant Comfort. E Source: Boulder.

66 Mills, E. et al. (2004). ?The Cost-Effectiveness of Commercial Buildings Commissioning: A Meta-Analysis of Energy and Non-Energy Impacts in Existing Buildings and New Construction in the United States: Lessons from 224 Buildings?. National Conference on Building Commissioning: May 4-6, 2005. Accessed at: http://www.peci.org/ncbc/proceedings/2005/19_Piette_NCBC2005.pdf on October 15, 2008.

67 Treasury Board Secretariat of Canada (TBS) (2003). ?Interim Evaluation of the Treasury Board Evaluation Policy?. Accessed at: http://www.tbs-sct.gc.ca/eval/tools_outils/int-prov_e.asp on November 26, 2008.

68 Marbek Resources (2008).

69 TecMarket Works et al. (2004). The California Evaluation Framework, p.1. Accessed at: http://www.cee1.org/eval/CEF.pdf on November 26, 2008.

70 BC Government (2007). B.C. Energy Plan-A Vision for Clean Energy Leadership, p.5. Accessed at: http://www.energyplan.gov.bc.ca/ on November 26, 2008.

71 California Energy Commission, (2007). Integrated Energy Policy Report Executive Summary. Accessed at: http://www.energy.ca.gov/2007publications/CEC-100-2007-008/CEC-100-2007-008-CMF-ES.PDF on November 26, 2008.

72 Ibid.

73 The Council of the Federation, (2008). ?Climate Change: Fulfilling Council of the Federation Commitments.? Accessed at: http://www.councilofthefederation.ca/pdfs/COMMUNIQUE_EN_
climate_changeJuly13%5B1%5Dclean.pdf on August 18, 2008.

74 Miki, T. (2006). ?Energy Efficiency and Conservation Policy in Japan?, Energy Efficiency and Conservation Division Energy Division. Accessed at: http://www.nedo.go.jp/kokusai/kouhou/181206/session02/2-1.pdf November 26, 2008.

75 Nordqvist J. (2007). The top-runner policy concept: pass it down. Paper presented at the ECEEE Summer Study 2007, France.

76 Urge-Vorsatz, D. Koeppel, S. Mirasgedis, S.. ?Is there a silver bullet? ? A comparative assessment of twenty policy instruments applied worldwide for enhancing energy efficiency in buildings.? Accessed at: http://web.ceu.hu/envsci/projects/UNEPP/policypaperECEEE.pdf on November 26, 2008.

77 Nordqvist J. (2007). The top-runner policy concept: pass it down. Paper presented at the ECEEE Summer Study 2007, France.

78 European Insulation Manufacturers Association (EURIMA), (2008).?Eurima?s Position on the recast of the EPBD.? EURIMA: Belgium.

79 Ibid.

80 Australian Government Department of the Environment and Water Resources (2007). ESD Design Guide: Office and Public Buildings. Commonwealth of Australia.

81 The American Institute of Architects. (AIA) (2008). ?Local Leaders in Sustainability: Green Incentives?. AIA: Washington, DC.

82 Bailie, A., Peters, R. (2006). ?Successful Strategies for Energy Efficiency: A Review of Approaches in Other Jurisdictions and Recommendations for Canada?. Pembina Institute: Drayton Valley.

83 Urge-Vorsatz. D., Koeppel, S. (2007). ?Appraisal of policy instruments for reducing buildings CO2 emissions?. Building Research & Information. 35:4, pp.458-477.

84 Waide, P. (2006). Energy Efficiency in the North American Existing Building Stock. International Energy Agency: Paris.

85 W.L. Lee, F.W.H. Yik. (2004). ?Regulatory and voluntary approaches to for enhancing building energy efficiency?. Progress in Energy and Combustion Science 30, pp.477?499.

86 Ibid.

87 US Department of Energy, Office of Energy Efficiency and Renewable Energy. ?High Performance Buildings?. Accessed at: http://www.eere.energy.gov/buildings/highperformance/ on November 26, 2008.

88 NRTEE (2008). Getting to 2050: Canada?s Transition to a Low-emission Future. NRTEE: Ottawa.

89 Urge-Vorsatz, D. Koeppel, S. Mirasgedis, S. (2007). ?Appraisal of policy instruments for reducing buildings? CO2 emissions?. Building Research & Information 35:4, pp.458-477.

90 IPCC (2007). ?Residential and commercial buildings?, IPCC 4th Assessment, Chapter 6. Accessed at: http://www.ipcc.ch/pdf/assessment-report/ar4/wg3/ar4-wg3-chapter6.pdf on November 5, 2008.

91 Adair, J. (2008). ?Dealing with Canada?s Construction Labour Shortage?. Accessed at: http://realtytimes.com/rtpages/20060112_labourshortage.htm on November 3, 2008.