The green building industry held expectations that new federal regulation encouraging green building adoption would be issued, but in the absence of federal action, regulatory change is now happening and the state and local levels. These changes present real challenges for large portfolio owners that need to keep abreast of rapid change. Greenbuild speaker Dan Probst addresses how energy legislation and regulation affects the commercial real estate industry. He describes how governments are placing new requirements on buildings, while at the same time providing incentives and loans for energy. While there are new codes, standards and reporting requirements to track and apply, governments are also encouraging owners to invest in technology and new energy sources, and are rewarding adopters through tax credits and government grants. Probst describes the areas of the globe that are leading the sustainability effort and where the United States places in the global movement.