Process. Thomas Dvorsky Director, Office of Electric, Gas and Water New York State Public Service Commission May 23, 2011

Similar documents
Definitions. CPI is a lease in which base rent is adjusted based on changes in a consumer price index.

Glendale, California - PS Business Parks, Inc. (AMEX: PSB), reported operating results for the fourth quarter and the year ending December 31, 2001.

Cost of Service. NARUC Energy Regulatory Partnership Program

SAUL CENTERS, INC Wisconsin Avenue, Suite 1500, Bethesda, Maryland (301)

Public Storage Reports Results for the Quarter Ended March 31, 2017

Select Income REIT Announces Second Quarter 2016 Results

Tenant: Law Firm 4 NAICS: Primary Industry: Offices of lawyers

SAUL CENTERS, INC Wisconsin Avenue, Suite 1500, Bethesda, Maryland (301)

SAUL CENTERS, INC Wisconsin Avenue, Suite 1500, Bethesda, Maryland (301)

PS Business Parks, Inc. Reports Results for the Quarter Ended September 30, 2018

PS Business Parks, Inc. Reports Results for the Quarter Ended March 31, 2018

SAUL CENTERS, INC Wisconsin Avenue, Suite 1500, Bethesda, Maryland (301)

PS Business Parks, Inc. Reports Results for the Quarter Ended March 31, 2017

Select Income REIT Announces Second Quarter Results

PS Business Parks, Inc. Reports Results for the Quarter and Year Ended December 31, 2018

Achieved record annual revenues of $110.0 million for 2018, representing an increase of 5.8%

Clipper Realty Inc. Announces Third Quarter 2018 Results Reports Record Revenues, Income From Operations and Adjusted Funds From Operations

FIRST INDUSTRIAL REALTY TRUST REPORTS FIRST QUARTER 2018 RESULTS

Extra Space Storage Inc. Reports 2017 Fourth Quarter and Year-End Results

Business Combinations

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C FORM 10-Q

SECURITIES AND EXCHANGE COMMISSION. Washington, D.C FORM 8-K CURRENT REPORT

Select Income REIT Announces Third Quarter 2017 Results

RESI Update 4 th Quarter 2016

Perry Farm Development Co.

Retail Opportunity Investments Corp. Reports Strong First Quarter Results & Raises FFO Guidance

EN Official Journal of the European Union L 320/373

Front Yard Residential Corporation Reports Third Quarter 2018 Results

News Release. PS Business Parks, Inc. 701 Western Avenue P.O. Box Glendale, CA

Highwoods Reports Second Quarter 2018 Results

CONSOLIDATED STATEMENT OF INCOME

TWENTY SIXTH AMENDMENT TO THE OFFERING PLAN A PLAN TO CONVERT TO COOPERATIVE OWNERSHIP PREMISES AT 350 BLEECKER STREET, NEW YORK, NEW YORK

NEWS RELEASE For immediate release

b. What cap rate will produce a value of $550,000?

We are pleased to provide all owners with the King s Creek Plantation Owners Association Annual Report.

Front Yard Residential Corporation Announces Transformative Acquisition and Reports Second Quarter 2018 Results

NEWS RELEASE For immediate release

ANALYST INFO PACK. Significant Accounting Policies

CONSOLIDATED FINANCIAL STATEMENTS

... ARMADA HOFFLER PROPERTIES REPORTS FOURTH QUARTER 2013 RESULTS

CONSOLIDATED STATEMENT OF INCOME

Government Properties Income Trust Announces 2013 Second Quarter Results

Government Properties Income Trust Announces 2013 Fourth Quarter and Year End Results

Highwoods Reports Third Quarter 2015 Results

GOLDFIELD CORPORATION

Select Income REIT Announces 2012 First Quarter Results

INVESTOR PRESENTATION MAY 2013

Mountain Equipment Co-operative

Extra Space Storage Inc. Reports 2018 Fourth Quarter and Year-End Results

FIRST INDUSTRIAL REALTY TRUST REPORTS FIRST QUARTER 2019 RESULTS

Table of Contents Page

ALLIED PROPERTIES REAL ESTATE INVESTMENT TRUST. Financial Statements. For the Period Ended March 31, 2004

Qualified Contract Process

Highwoods Properties Reports Third Quarter Results. $0.58 FFO per Diluted Share (Excluding Debt Extinguishment Loss and Property Acquisition Costs)

PRIMARIS RETAIL REIT Announces Third Quarter Results

WYOMING DEPARTMENT OF REVENUE CHAPTER 7 PROPERTY TAX VALUATION METHODOLOGY AND ASSESSMENT (DEPARTMENT ASSESSMENTS)

$450,000 $63,425 $39, % PURCHASE PRICE NET OPERATING INCOME ANNUAL CASH FLOW CAP RATE

The Financial Accounting Standards Board

NON-GAAP FINANCIAL MEASURES

Highwoods Properties Reports Fourth Quarter and Full Year 2011 Results

Highwoods Reports Third Quarter 2018 Results

On the Horizon: Leases and Fiduciary Responsibilities

Dream Global REIT 2018 Fourth Quarter 1

STAG INDUSTRIAL ANNOUNCES SECOND QUARTER 2018 RESULTS

Q EPRA KEY METRICS

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C FORM 8-K

INSTRUCTION SHEET ACCOMPANYING PETITION FOR RENT INCREASE FORM

Lessor Example Performance Obligation Approach

SUPPLEMENTAL INFORMATION

Real Estate & REIT Modeling: Quiz Questions Module 1 Accounting, Overview & Key Metrics

Real Estate Principles Chapter 17 Quiz

3rd Quarter Quarterly Supplemental

WESTFIELD REAL ESTATE INVESTMENT TRUST

IFRS 3 Business Combinations

Accounting for Leases

AGREE REALTY CORPORATION REPORTS OPERATING RESULTS FOR THE SECOND QUARTER 2015

Accounting and Financial Reporting Trends

Government Properties Income Trust Acquisition of First Potomac Realty Trust June 2017

b. What cap rate will produce a value of $550,000?

(A) The date specified by the low-income housing credit agency (Agency) in the commitment; or

WP Glimcher Reports Second Quarter 2016 Results

Business Combinations

Highwoods Reports Third Quarter 2017 Results

MPEEM The New and Improved Residual Technique of Reserve Valuation

LOUISIANA HOUSING CORPORATION QUALIFIED CONTRACT PROCESSING GUIDELINES

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C FORM 10-Q

THE APPRAISAL OF REAL ESTATE 3 RD CANADIAN EDITION BUSI 330

FORM 10-Q. QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF FOR THE QUARTERLY PERIOD ENDED September 30, 2008

FOR IMMEDIATE RELEASE AUGUST 2, 2018 ARTIS REAL ESTATE INVESTMENT TRUST RELEASES SECOND QUARTER RESULTS

Advanced M&A and Merger Models Quiz Questions

Contrarian Research Report

Extra Space Storage Inc. Reports 2017 Third Quarter Results

COMMERCIAL GUIDE A PATH TOWARD PURCHASE FOR COMMERCIAL INVESTORS

A CASE STUDY: THE TREATMENT OF LEASES AND THE IMPACT ON FINANCIAL RATIOS UNDER THE PROPOSED NEW US GAAP LEASE REQUIREMENTS PER ASU

FOR IMMEDIATE RELEASE CONTACT: John Bucksbaum 312/ General Growth Properties, Inc. Reports Operating Results for the Third Quarter 2005

7/2/2015. The Statement of Cash Flows. Learning Objectives. Learning Objectives. Chapter 16

Senior Housing Properties Trust Announces Fourth Quarter and Year End 2017 Results

SMARTCENTRES REAL ESTATE INVESTMENT TRUST RELEASES SECOND QUARTER RESULTS FOR 2018 AND ANNOUNCES DISTRIBUTION INCREASE

Impact of lease accounting changes to corporate real estate

SEC Reg. G Compliance - Non-GAAP Financial Measures

Transcription:

Electric Distribution Rate Setting Process Thomas Dvorsky Director, Office of Electric, Gas and Water New York State Public Service Commission May 23, 2011

Rate Case Schedule NY Public Service Law Requires Decision Within 11 Months of Filing Date Prior to Filing: Staff rate case team formed in anticipation of a rate case filing Months 1-4: Analysis of Filing by a Public Service Commission staff team, including lawyers, accountants, engineers, economists, financial analysts and consumer service specialists is assembled to investigate the Company s proposal. They will develop a counter proposal. Other interested groups can intervene Consumers Large Users of Utility Service City Governments (New York City) An Administrative Law Judge is assigned to preside over the case, hear all the evidence and recommend a decision to the Public Service Commission. 2

Rate Case Schedule Months 5-7 Testimony filed by Staff and other interested groups Rebuttal testimony by utility company Hearings with cross-examination of all expert witnesses Groups Participating in Rate Case May Negotiate a Settlement of the Issues and submit it to the Administrative Law Judges Months 7-9 Initial and Reply Briefs filed with Administrative Law Judges Administrative Law Judges Issue Recommended Decision Months 9-11 Briefs filed with Commission Commission deliberations produce a written Order deciding all outstanding issues and determining the revenue requirement 3

Revenue Requirement Components Operating Expenses Depreciation and Amortization Taxes Return on Investor Provided d Capital 4

Operating Expenses Largest Operation Expense Items Purchased Power, Purchased Fuel Labor Expenses: Salaries and Benefits Energy Efficiency Renewable Resources Many Other Smaller Expense Items 5

Depreciation and Amortization Depreciation based on original cost of the asset divided by its expected useful life Replacement value or current market value are not used to calculate depreciation Amortizations US accounting rules permit utilities to eliminate expenses from the income statement and record them as a regulatory asset Regulatory assets are then amortized over a time period that t is determined d by the Commission i 6

Property Taxes Income Taxes Taxes The combined federal and state income tax rate is about 40% Regulatory Assessment as a % of Revenues Other Taxes Payroll Revenue Dividend 7

Return on Investor Provided Capital Weighted Average Cost of Capital Capital Structure debt and equity components measured on basis of book value Cost of debt is the actual interest rate cost of the debt adjusted d upward for amortization of issuance expenses Rate Base 8

Rate Base Total Utility Plant less Accumulated Depreciation Deferred Taxes Working Capital Earnings Base to Capital Structure t Adjustment t Earnings Base is Rate Base Plus Construction Work that is in Progress but not completed Construction that is not completed is not included in rate base to set rates unless the utility needs additional cash flow to make it easier to finance its business 9

Other Issues Revenue Decoupling Electric: Revenue per Class Gas: Revenue per Customer Test Year Historic Period: twelve-month period expiring at the end of a calendar quarter no earlier in time than 150 days before the date of filing Future Rate Year Projected operating results for the new 12-month rate period and must include a verifiable link between the two periods. 10

Multi-year Rate Plans Other Issues 2-5 years Make Rate Increase Percentages More Level Return on Equity Premium Return on Equity Sharing Cap 50-100 basis points over ROE At minimum 50% sharing of excess earnings goes to ratepayers 11