On behalf of the New York State Energy and Research Development Authority (NYSERDA), HR&A is working with several of the largest commercial office owners and managers in New York City to develop a comprehensive approach to energy efficiency in commercial offices. HR&A's approach is designed to help commercial offices achieve the EPA's goal of 10% electric efficiency savings by 2010 and the Mayor of New York's goal of 30% reduction in carbon emissions by 2030. It specifically addresses the "split incentive" in gross leases which give tenants little control over energy use and owners little incentive to conserve. HR&A's work includes refinement of a New York State-specific benchmarking and ENERGYSTAR labeling approach, development of commercial energy assessment standards and reporting tools, and a comprehensive incentive offer that bundles City, State, and Federal support for efficiency.