One building sector has largely underperformed in the energy demand/emission reduction effort-rental buildings. This is affecting hundreds of millions of people more largely middle income and down. This is happening for an obvious reason. Most of these renters pay the utility bills. The building owner is not motivated to make his building more efficient because he gets no benefit from reduced energy cost. The renter is not willing to spend his money improving the unit he is renting. So, what we have is a very large number of buildings that are not contributing to our important efforts to “Reduce before we Produce” and reduce carbon emissions. Not only are we talking about a very large number of buildings, but higher per capita inefficiencies. “American renters use nearly a third more energy per square foot than homeowners. Rental units also tend to be older; 75 percent of renters live in units built before 1990 while 68 percent of owners live in older units.” https://www.jchs.harvard.edu/blog/are-renters-less-energy-efficient-than-homeowners So what we have is a very large quantity of buildings with higher-than-average utility use making the energy use/emissions problem even worse. The Conservation Technologies Group (CTG) has a solution that will provide the ultimate win-win-win-win solution. The solution is a self-perpetuating funding system to make sure every rental building owner, renter, city, state, country, and our planet benefits. The way this program would work is to implement an Energy Cost and Payback Analysis for the target building. Funding would be set up like the PACE program. Funding would be made available wherein rental building owners could get funds for energy efficient projects on their rental properties that achieve utility cost reduction adequate to pay the measure cost back through savings in ten years or less. Funding would be set up for twelve to eighteen years. The owner would commit equity in their building to back the loan but would never have to make payments. When the loans are paid off with energy savings, the equity commitment would go away. The owner will then have a much more efficient and valuable property. We would also need renter buy in because they pay the monthly utility bill. Renters would get a ten per cent reduction in their utility bill (based on yearly month by month cost) for participating in the program. They would also benefit from greater comfort from the more energy efficient units. This is possible because the efficiency measures will reduce the utility bill by 20-30% with the selected energy measure. Even with the renter getting reduced bills, this program will ensure the loan pays off well before the loan payment terminates! One method to insure everyone benefits is to utilize proven thermal barrier technology to dramatically reduce heat gain, heat loss, infiltration, and emission in the glazing and roofing. If needed it can also be utilized in the exterior or interior walls. These technologies have consistently achieved 20-40% energy demand reduction. Projects would not be initiated until the Energy Cost and Payback Analysis demonstrated a solid ability to exceed project. This will provide benefits to the building owner, the renters, the community, state, country, and our planet. Until building owners have an incentive nothing will change.