Announced Megawatts Are a Milestone, Not a Delivery Date
The sector's favorite valuation input is a queue position with an 87% historical failure rate, and the workaround — on-site gas — now carries litigation risk that can strand a campus mid-ramp.
Why the gap fills with gas
Clean generation needs five-plus years to energize and a data center campus takes roughly eighteen months to build, which settles the fuel mix before anyone gets to argue about policy preference. Georgia is the clearest published case. Georgia Power's 2025 resource process authorized up to 8.5 GW of new capacity, and the Georgia Public Service Commission said roughly 80% of the December 2025 approvals will serve data centers. The certified portfolio comes to 9,885 MW: 3,692 MW of new combined-cycle gas, 2,762 MW of standalone batteries, 350 MW of solar-paired storage, 260 MW added to an existing solar power purchase agreement, and 2,821 MW of other PPAs. Project and transmission spend runs to about $16.7 billion. The same plan pushed Plant Scherer Unit 3 and Plant Bowen Units 1–2 from a planned 2028 retirement to at least 2035.
Singapore ran the same play in a different jurisdiction, awarding 670 MW of gas to Tuas Power, with its Energy Market Authority naming data centres and semiconductor fabs as the demand driver, on a grid Google's own disclosure scores at 4% carbon-free. The coal extensions and the new gas are what a five-year queue does when it meets an eighteen-month build.
The tenant now carries the capacity risk
The more computable exposure is tariff duration. AEP Ohio imposed long-term capacity commitments, minimum charges on reserved-but-unused power, and collateral requirements. Tenants signed anyway, to the tune of 5,642 MW of new binding contracts by February 2026, on top of 12,219 MW contracted before the tariff. Virginia went further, putting customers above 25 MW into a separate class that pays at least 85% of contracted transmission and distribution demand regardless of usage, on a 14-year minimum term, with up to 60% of minimum charges guaranteed. Ireland's regulator, the CRU, says plainly that demand is outpacing network delivery, with data centers at 23% of metered electricity today against 5% in 2015 and a projection of 31% of national demand by 2034.
Read this as duration rather than cost. A Virginia-style contract converts flexible load into a decade-plus fixed obligation, while most neocloud and colocation revenue is contracted on materially shorter tenors. Two benign resolutions exist: tenors lengthen as AI demand proves durable, or utilities decide that enforcing minimum charges against a distressed counterparty costs them more than renegotiating. The likelier version is arithmetic anyone can run today from documents already in hand, and it is the likeliest mechanism behind a 2027-2028 failure in this asset class.
Two clocks worth carrying in diligence
The first is accounting. The GHG Protocol's July 2026 multi-statement proposal splits physical emissions from market-based emissions from corporate-action impact, and the joint GHG Protocol/ISO standard is not expected until Q4 2028. Call it two and a half years in which voluntary disclosure quality is the only differentiator. The gap that standard will eventually expose is already legible: Google discloses 100% annual renewable matching against roughly 65% carbon-free electricity measured hour by hour, Meta reports 135 tonnes market-based against 5.86 million tonnes on a location basis, and Microsoft's reported electricity emissions moved from about 260,000 to 2.7 million tonnes largely on a methodology change. Oracle claims ~92% rather than 100%, which is the most interesting number here.
The second clock is litigation, and it runs faster than climate policy. The NAACP sued xAI in April 2026 over 27 gas turbines, at least 495 MW per May 2026 injunction filings, allegedly operating without an air permit to power Colossus 2 in Southaven, Mississippi. An injunction can strand a campus mid-ramp. The investable version of speed-to-power is permitted on-site generation, so permit status belongs in environmental diligence next to carbon.
What to discount
Two rebuttals appear in every deck and both are weaker than they look. Uptime's PUE figures (1.52 average, 1.36 capacity-weighted) measure efficiency per unit of compute while absolute consumption keeps climbing. The IEA's roughly 5% of global energy-related emissions potentially avoided by 2035 is a modeled future benefit contingent on adoption, and booking it as a credit against consumption measured today is a category error someone will get paid to make.
A signed interconnection agreement is a milestone with a five-year tail, and 549 GW of them are sitting idle right now.
What to do
Add three interconnection questions to every data center and power-adjacent investment committee memo starting with the next one: queue position and study stage, executed versus draft agreement, and contracted clean-generation commercial operation date against the campus energization date.
Model Virginia-style terms — 85% minimum transmission and distribution demand, 14-year term, up to 60% guarantee — against each holding's actual contracted revenue tenor this quarter, and report the duration gap in years.
Commission an air-permit and community-litigation scan on every portfolio site above 100 MW that runs on-site generation, using the Southaven injunction filings as the template.