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ENERGY STAR Labeled Building Profile

555 California
555 California Street
San Francisco, CA 94104
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555 California Street is located at the heart of downtown San Francisco's financial district. Rising 52 stories above grade, the property houses approximately 1.5 million square feet of office space. The building's construction was completed in 1969 and stands as one of the most notable properties of San Francisco's skyline.

Vornado Realty Trust is the largest Real Estate Investment Trust (REIT) in New York and the second largest publicly traded REIT in the United States. Vornado owns and/or manages more than 115 million square feet of properties nationwide. Vornado is committed to energy efficiency and sustainability at the corporate level, reflected through its benchmarking efforts using EPA's Portfolio Manager, LEED Certification, carbon reduction, and most recently through the potential of the Combined Heat and Power (CHP) Partnership as part of their corporate sustainability initiatives.

Vornado's 34 million square feet of benchmarked office space is performing well above the industry average, with an average energy performance score of 69. Vornado commercial properties have been benchmarked using EPA's Portfolio Manager, with over 20 million square feet of properties earning the ENERGY STAR for superior energy performance in 2008/2009. 


Vornado's commitment to sustainability and our focus on continuous improvement in our energy performance comes from the highest levels of the organization. In 2008, Vornado's Chairman, Steven Roth, underscored Vornado's commitment through a five-point sustainability framework, posted at, which outlines our mandate for environmental leadership.


This corporate policy has not only resulted in a commitment to improving the energy efficiency of our existing buildings, but also in the formation of a creative team that integrates energy conservation into every aspect of our business.


"Green teams" have been organized in each Vornado division to exchange ideas and identify ways to leverage the scale, creativity, synergies, and efficiencies of the Vornado portfolio.  The Vornado team also includes a dedicated Energy and Sustainability Program Director and several LEED Accredited Professionals throughout all Vornado divisions. These green teams drive a culture of sustainable thinking that influences all of our procurement decisions, our tenant leases, our operations practices, and our employee behaviors.


Our energy management plans involve a comprehensive set of strategies and programs to reduce energy requirements through:
Expert maintenance of building systems.
-- Smart metering technology to understand energy usage/patterns in our buildings.
-- Extensive training of building engineers on energy-conserving practices.
-- Utilization of sophisticated energy management systems.

Vornado has employed strategic energy efficiency capital projects, ranging from incremental efforts like the installation of efficient lighting fixtures and bulbs, to large-scale initiatives to improve the efficiency of mechanical systems or implement alternative power sources.


Not only does Vornado work to reduce energy usage and carbon emissions at each of our buildings, but the company also focuses on initiatives that have significant energy reduction impacts over millions of square feet. This commitment results in substantial energy reduction throughout our portfolio and a healthier environment. Our commitment to sustainability is furthered through our efforts for LEED-CI, NC, and EB certification throughout our portfolio, with over 4 million square feet of LEED-EB certified and approximately 20 million square feet registered for LEED-EB certification, with progress being made throughout our portfolio.


Approximately 65-70 percent of the energy used in office buildings is consumed by tenants within their spaces and is not central-system based or landlord controlled. Although Vornado building operating strategies create efficiency, the potential multiplier affect of shifting the practices of the millions of people that work in Vornado offices is even more significant.  Therefore, Vornado uses innovative approaches to help shift behaviors.


Vornado is the first landlord in New York to develop an energy data system for tenants. Through the tenant Energy Information Portal (EIP), tenants can log in and access their company's energy consumption in real time. They become active partners in the energy conservation effort, by understanding how little things like shutting off lights and computers can impact their energy use (and their operating costs). This program is supplemented by direct tenant outreach, education, and communication. Additional benefits can result through increased participation in curtailment and demand-side management programs and enhance job creation in the energy services industry. As tenant consumption decreases, it produces cascading benefits by reducing the load on the main building chillers and HVAC systems by virtue of not having to remove as much heat associated with tenant energy use.





Please note: Narrative information in this profile has been provided by Vornado Reality Trust or a representative of this facility. Other building information was verified and submitted to EPA at the time of application. Building energy performance, operating characteristics, and ownership/management may be subject to change over time.

Building Owner:*
Vornado Reality Trust

Property Manager:*

Year(s) Labeled (Rating):
2009 (76)
2017 (78)
2018 (78)

Facility Type: Office

Total Floorspace: 1810397 sf

Year Constructed: 1969

Contract Type: None

Technologies Used:
   Stage 1-Recommissioning
   Stage 2-Lighting