Showing posts with label Concord. Show all posts
Showing posts with label Concord. Show all posts

Friday, January 15, 2010

Electricity in NH - No choice for residential customers (continued)

I did a recent post on electricity choice in New Hampshire and I mentioned that for residential ratepayers, New Hampshire is stuck in a restructuring limbo. The regulatory framework for residential choice is ready to go, but so far there are no power marketers willing to offer energy to residential customers.

The problems from our current lack of choice fall into two buckets. The first has to do with utilities having to guess the future in hopes of securing reasonable and stable electricity rates for consumers. The second potential problem revolves around PSNH's continued operation of generating resources and the allocation of costs for those resources to various types of ratepayers.

Do you go with the oil pre-buy option, or do you like to let it ride?

Reasonable people can disagree on the extent to which utilities should pre-buy their customers' electricity. Should utilities mostly use long term power purchase agreements? Should they favor shorter term agreements? Should they just roll the dice and buy power on the spot market? New Hampshire's limited electricity choice forces residential ratepayers into a one-size-fits-all approach that's a little like requiring everyone to enter into an oil pre-buy agreement. This may be ok for some, but it's probably not right for everyone.

The idea of paying a little extra to secure a steady supply of a commodity at a reasonble price is often used in business. During the 2008 oil price surge, Southwest Airlines was very adept at protecting itself from oil price increases by correctly hedging their jet fuel needs on the futures market. Meanwhile other airlines were forced to buy fuel at market prices, and they paid dearly. Still, this guessing game is far from a certainty and for each success story, there's a case of a company betting wrong or paying higher costs with no benefit.

Should your electric utility be an active or passive investor?

A hedging approach doesn't always make sense and it often increases costs. Another analogy comes from the world of stock market investing. There are two schools of thought in investment management, an active approach and a passive or index investing approach. The passive approach says that even professionals can't "out guess" the market and over time, the average performance of active managers will be no better than the market overall. In fact, research suggests that average returns from active management may be even less than market returns because of the added costs of trying to beat the market. These passive or index investing adherants think paying active managers is a bad idea that just pads the pockets of investment advisory firms.

This same debate could also be applied to procurement of electricity and is another reason why establishing a strong system of retail electric choice is important. Some folks may want to take a passive approach to energy procurement and avoid bets on future prices. Others may be confident that analysts can successfully predict future market conditions. They may want their energy provider to place bets on future electricity prices in hopes of getting lower rates or greater rate stability.

There are plenty of arguments for both sides in the passive vs active electricity procurement debate. To be sure, securing financing for a new power plant depends on long-term power purchase agreements to help mitigate risks, so it wouldn't be in anyone's interest for these contracts to go away completely. Still, regardless of which side is right, even without retail choice, regulators could require transition energy suppliers to separate out their "active management" activities and perhaps create multiple rate programs (offered by a single utility) to allow customers to chose the approach that works best for them.

Who should bear the cost and risks of upgrades to legacy plants?

There's another issue with New Hampshire's lack of residential energy choice. It has to do with PSNH's continued operation of "grandfathered" electriciy generating plants and revolves around who bears the cost and risks of upgrades to these plants. Under NH's original restructuring plan, PSNH divested itself of many generating assets, but was allowed to retain some older plants that had limited life left in them. Merrimack and Schiller stations (both coal plants) are two examples. The intent was that eventually, PSNH would retire all of their generating capability and leave power generation to non-utility independent power producers. Unfortunately, or perhaps fortunately, PSNH has been able to keep their legacy coal plants running at a reasonable cost. They've also done some upgrades over the years such as converting one of Schiller's coal units to biomass.

The result of this, so far, seems to be that PSNH's ownership of these legacy plants is actually helping to keep electricity costs down. Since these old plants are already paid for, burn mostly inexpensive coal and were built when regulations were less stringent, they're generally cheap to operate and couldn't easily be replaced. Although some would argue we're actually paying an additional environmental cost for these plants' electricity due to their high carbon emissions.

Merrimack Station and the unpriced "coal" option

Although things may have gone alright so far, additional issues arise as more expensive upgrades are done to these plants. For example, PSNH was mandated by the NH legislature to install a "scrubber" at the Merrimack Station plant to reduce the plant's mercury and sulphur emissions. Everyone agrees that lower sulphur and mercury emissions are a good thing, but as always, the question is - who will pay for it and who will bear the risk?

And here's the real problem. No one knows what's going to happen to the economics of coal-based power generation over the 15-20 year life of the $457 million scrubber project. If coal prices stay low, carbon emissions don't get priced, and oil and natural gas skyrocket, the scrubber project will seem like a great investment. We'll be glad we kept the plant going. On the other hand, if coal prices increase, natural gas prices decrease, or carbon emission prices skyrocket out of control, the scrubber project is likely to be a loser and the economics of using Merrimack Station for power generation could become very tenuous.

Nothing new there. Everyone knows there's risk and uncertainty with any large capital project. The problem shows up when you look at how each scenario is likely to play out given our current regulatory framework and competitive market. If the scrubber project turns out to be a good decision, PSNH will be able to offer lower rates and business customers, since they have a choice, are more likely to choose PSNH as their energy supplier. If the scrubber turns out to be an economic dud, and coal plants are shuttered because they aren't economical to run, business customers can just choose an energy supplier other than PSNH - one that's not saddled with the high costs of the scrubber. In either case, residential ratepayers are stuck buying their power from PSNH at whatever price they offer, even if that price includes the costs of an uneconomical scrubber. In finance, the ability to "choose the best option after the fact," without paying for it is referred to as an unpriced option. It's a heads businesses win, tails residential ratepayers lose situation.

Just to be sure I wasn't missing something, I checked in with the folks at New Hampshire's Office of Consumer Advocate. They brought two additional points to my attention that I hadn't considered. First, if PSNH's rates for residential ratepayers do increase above the competition due to the scrubber, it's possible that a competitive supplier will step in to sell power to residential ratepayers, since they'd be able to beat PSNH's prices. Another consideration is that if the costs of the scrubber are not being fairly allocated, the PUC and legislature may intervene and introduce stranded costs recovery rules to more fairly allocate the costs of the scrubber between residential and business ratepayers.

Sunday, January 10, 2010

Antifreeze - What's a dog's life worth these days?

Bailey - our 6 year old Brittany

A few weeks ago I did a post about a proposal to require residential sprinkler systems in New Hampshire and I tried to find estimates for the "cost per life saved" for these systems in order to help put the cost into perspective.

So naturally, when I saw this AP report at boston.com about legislation to require a bitter-tasting additive in retail antifreeze sold in NH, my first question was - What's the cost per pet life saved?

If you've been wondering this too, fear not. I'm on it!

To compute the cost, I decided to go with a national estimate, since NH specific numbers were too hard to find. First, I learned that as many as 10,000 pets die each year in the US as a result of antifreeze poisoning.

Next, I found a rough cost estimate from this 2005 US Senate committee report on the issue:

Under S. 1110, if the CPSC determines that the use of the bittering agent in engine coolant or antifreeze would have no adverse effects on the environment, coolant and antifreeze manufacturers would be required to add the agent to certain product mixtures. The bill would exempt coolant and antifreeze distributed to original manufacturers (such as motor vehicle manufacturers) and garages that purchase wholesale engine coolant or antifreeze for purposes other than retail sales. According to industry sources, about 160 million gallons of coolant and antifreeze are sold in the U.S. retail market each year. Industry and government sources indicate that adding the bittering agent to product mixtures would cost manufacturers less than $0.03 per gallon of coolant or antifreeze. Furthermore, the industry expects to incur some costs associated with upgrades necessary for storing denatonium benzoate at manufacturing plants. Industry sources estimate such costs to fall between $50,000 and $70,000 per plant. Based on those data, CBO estimates that the costs associated with this mandate would not exceed $6 million per year.


This is all pretty rough, but it should be good enough for a ball park estimate. The CBO cost figure of $6 million per year along with an (admittedly high) estimate of 10,000 pets saved per year, yields a cost per pet saved of around $600.

This is probably a best case scenario, since there's concern that the bitter tasting additive may not deter all pets from drinking antifreeze. Also, most of these initiatives exempt manufacturers and garages that purchase antifreeze in bulk, so some cases of poisoning will likely still occur from leaks and improperly disposed untreated antifreeze.

I found conflicting data on whether many people are killed by antifreeze poisoning in the US. One report indicated as many as 1400 children are treated for poisoning each year, however reports of deaths seem rare. In fact, according to this site, most of the recent human deaths from antifreeze were intentionally self-inflicted or due to homicide.

New Hampshire's proposed antifreeze legislation comes on the heels of similar initiatives in several states including Oregon, Washington, New Mexico, Arizona, Tennessee, Vermont, Maine, Virginia and California.

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Wednesday, November 4, 2009

Mr. GraniteViewpoint goes to Concord


When I visited Concord, NH a few weeks ago to attend the tax summit, I got a chance to visit our state capital for the first time.  Living in the seacoast, I don't make the trip over to Concord very often.   I've been to the LL Bean Outlet, Company C, and even a few of the shops on Main Street.  But I'd never been inside the State House.

The tax summit was actually held in the Legislative Office Building, but since there were several breaks over the course of the two day summit, I had plenty of time to wander around to the other government buildings.

Wandering the halls of the State House

Once I got past the State House entrance hall (called the Hall of Flags), walking through the interior hallways and past the offices of the grand old building reminded me of the classrooms at my old college.  The NH State House was originally built in 1819 and apparently is the oldest state house in the country that still houses the legislature in their original chambers.

NH Senate Chamber 
The Senate Chamber (above) is located in the northeast corner of the State House on the second floor.

NH House Chamber

After checking out the normal visitor photo spots throughout the State House, I ventured into some areas that are probably less traveled by visitors.  In particular, I headed down into the basement to the cafeteria.  


Cafeteria in the basement of the NH State House

Since I had some time before the next summit meeting session, I decided to hang out in the cafeteria and take advantage of the free public wifi provided throughout the State House.  The food in the cafeteria was reasonably priced, and I could enjoy it while catching up on my email and the news of the day.  

The cafeteria is a bit on the austere side as you can see from the photo above.  There were no fancy sinks or marble countertops here.  Still, it proved to be a great spot to rest and re-group before heading to the afternoon tax summit sessions.  

As an added bonus, I saw a few well-known elected officials taking their lunch breaks.  I wonder if any other state governments offer their citizens the opportunity to share a brown-bag lunch with their legislators in a basement cafeteria?

"Secret" underground passageway between the State House and the Legislative Office Bld.

Wandering around out of the cafeteria, I discovered a "secret" underground passageway that leads back to the Legislative Office Building (LOB).  It was great to be able to stealthily move between the State House and the LOB without having to face the protesting mob above - ok, there were only 20 or so tax-protesters and they seemed pretty well behaved.

I think there's another tunnel to the annex building that's across Capital Street, but I didn't check that one out.

Legislative Office Building (Old Post Office), Concord, NH

Once through the tunnel, I arrived in the basement of the Legislative Office Building, which was built in around 1875 as a post office.  At one time, the building was used to house the US District Court.  Today, it provides meeting space and offices for several legislative committees.

Entrance hall of Legislative Office Building

Overall, I found the NH State House and associated buildings very approachable for visitors.  I double-checked to make sure I could take photos and then wandered around freely looking for good shots.

At one point, a NH State Trooper approached me to ask if I needed directions.  It was right after I finished taking the tunnel photos and I'm pretty sure I may have been caught on video looking suspicious (I mounted my camera on a monopod to get the shot without a flash).    Anyhow, the officer was very friendly and when I explained that I was taking pictures for my blog, he wished me luck and headed on his way.

So if you haven't visited "your" state capital yet, I highly recommend it.  When you go, be sure to check out the secret tunnels and the free wifi in the basement cafeteria.



Wednesday, June 24, 2009

MVP Series - Concord, NH Edition #1

What are the Most Valuable Properties in the cities and towns near you?

Just like in Manchester, the property with the highest assessed value in the city of Concord, NH is a shopping center.  The Steeplegate Mall, at 270 Loudon Road in Concord, is assessed at over $83.5 million and paid over $1.7 million in property taxes in 2008, making it the most valuable property in Concord.


Also on the 2008 list of top taxpayers in Concord are Wheelabrator Concord, a trash to energy facility, Unitil, an electric utility, and Capital Region Healthcare, the parent company of Concord Hospital.

Google Map satellite view of Steeplegate Mall Property
View Larger Map

Here are some quick facts about the Steeplegate Mall
> Type: single level enclosed regional center
> Opened in 1990, renovated in 2001
> 470,000 sq ft of gross leasable area
> 80 stores 
> 2,500 parking spaces
> Anchor tenants: The Bon-Ton (& Home Store), JCPenney, Sears, Old Navy
You may recall from my earlier post that the Mall of New Hampshire in Manchester is owned by Simon Properties and was recently able to close on a new mortgage on the property at a pretty attractive interest rate.  The owner of the Steeplegate Mall, General Growth Properties (GGP),  has not been so fortunate.  

In fact, in April of this year, GGP filed the largest real-estate bankruptcy in U.S. history.  It was initially reported that the bankruptcy would not affect the individual properties owned by GGP.  However recently,  some legal maneuvering by GGP surfaced that could result in the cash flows from the Steeplegate Mall being used to help restructure the parent company, rather than keep the property's own debts current.

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