Here at Green Econome, we have many requests for ASHRAE Level 2 energy audit pricing, primarily for Phase II Audit & Retro-commissioning (A/RCx) requirements of the Los Angeles EBEWE Ordinance. So, what does this mean and why should you do it? On average, ASHRAE Level 2 energy audits can identify 10% - 20% in energy savings. This is just one of the benefits of understanding how your building operates and what can be done to increase the efficiency of the equipment. Let’s get into it. 

Why are ASHRAE Energy Audits Required?

The demand for these ASHRAE Level 2 energy audits has risen due to the Building Performance Standards (BPS) that are popping up nationwide. These BPS are what Green Econome calls, “Phase II” of the current string of energy and water disclosure laws. Benchmarking, “Phase I” ensures that building owners understand HOW their buildings are performing, using the ENERGY STAR® Portfolio Manager® software. This benchmarking is an important first step that provides energy and water metrics for a property and compares it’s performance against itself and its peers.  

Based on these benchmarking results, Phase II BPS requires building owners to meet certain energy and water reductions. When that doesn’t occur, legislation is focused on owners receiving ASHRAE Level 2 audits for their covered building(s). We should mention, any building can benefit from an ASHRAE Level 2 audit even if they aren’t required to have one performed. ASHRAE Level 2 audits provide WHY buildings are operating at certain efficiencies. 

What's Included in an ASHRAE Level 2 Energy Audit?

Our ASHRAE Level 2 energy audits begin with an Executive Summary which provides general information on the size and use of the property and its overall energy and water usage and cost. We provide an outline of the recommended Energy and Water Efficiency measures and the estimated savings that would be reaped if the measures were implemented. Green Econome audits provide a table of total project costs and dollar savings with a simple payback in years. We love the Simple Payback calculation since it helps the owner understand how quickly the project investment is paid back vs. the utility savings earned. Generally, projects under 5 years have the most potential. Anything under 3 years should not be delayed due to the financial implications. And anything under 1 – 2 years is mandatory.  

The next section of the report includes a Utility Analysis where we dig deep into understanding the energy and water usage of the building over a historical period. This analysis includes a breakdown of what energy and water equipment is used on a percentage basis. Through this analysis, any imbalance of energy usage can be identified. An example would be lighting that is more than 30% of the total energy load of the building. This section also includes usage and cost trend graphs, which identifies outliers of usage. This section also analyzes the utility rate structure which can reflect immediate cost savings if the property has been incorrectly charged by the utility.  

Also useful in these audits is the detailed description of the existing energy and water consuming equipment at the property. Pictures are utilized, helping owners understand what is in their property. This section provides a snapshot of the equipment, which can be very helpful for owners to maintain for their records. 

Lastly, the recommended energy and water efficiency measures detailed in the report explain what the benefit of each retrofit is. This section helps ownership understand what the desired effects of the retrofit provide. This is a valuable section, identifying any utility incentives that could exist to help pay for a project.

Audit reports should provide answers to all your questions on why to spend the money.  

Get Started on your ASHRAE Energy Audit Today! 

After reading an ASHRAE Level 2 energy or water audit report you should be able to understand how your property is performing, what equipment is consuming the most, what you can do to make your buildings more efficient. You will also have a clear understanding of the cost and how quickly you will reap the financial benefits. Benchmarking can be used to confirm the effectiveness of the retrofits in the next disclosure cycle.  

Green Econome performs these audits on a weekly basis. Through auditing, benchmarking, and our entire suite of services, we have helped thousands of buildings and their owners stay on top of energy and water usage. Don’t wait to start saving! Contact us with any questions and to get your audit pricing today.  

Do you have specific questions about complying with the Los Angeles Existing Buildings Energy and Water Efficiency Phase II A/RCx requirements? If so, visit our EBEWE ordinance webpage, or watch our chaptered video.

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After January 1, 2025, California will have effectively banned the sale and distribution of all fluorescent lamps per CA AB 2208. So, what does this mean for business owners and property managers? Those currently using these lamps must start planning to transition to alternative lighting solutions. Although this may require some planning and investment, upgrading to LED lighting is safer and more efficient, contributing to huge operational savings.

Why is CA Banning Fluorescents?

One of the biggest concerns with fluorescent lighting is safety; these lamps contain mercury, a toxic heavy metal that poses significant environmental and health risks. When disposed of in landfills, the mercury contaminates ecosystems through leaching into the soil and water. In addition to these environmental and public health threats, fluorescents are also incredibly inefficient compared to LEDs. They produce more heat bringing operational costs up across all systems and have a shorter life cycle.

Upgrading to LED lighting will save business owners money while protecting Californians’ health and safety.

Here is Your Lighting Retrofit Action Plan

  • Ban Date
    • January 1, 2025 (screw and bayonet base CFLs banned starting 1/1/24)
  • Next Steps for Business Owners
    • Assess Inventory: How many lamps do you have in stock? This will help you plan and prioritize when to implement an LED lighting retrofit.
    • Budget for Retrofit: While equipment may be compatible, it is best to scope out the project needs to ensure safety and compatibility. Long-term cost savings of proper LED lighting retrofits are higher than the short-term gain of simply replacing bulbs. Not to mention, safer for the occupant.
    • Properly Dispose of Fluorescents: Become familiar with your local regulations, procedures, and disposal facilities to ensure lamps can be removed, recycled, and disposed of properly. The EPA  provides helpful information and resources for commercial use.
  • Retrofit Priorities
    • Decide project goals and budget.
    • Assess and identify lamp counts, high-burn areas (parking garages, stairwells, etc.), and other inefficiencies to address.
    • Explore your options and determine the best equipment and products for each area.
    • Take advantage of utility incentives and rebates, while they are available.
    • Measure and verify your energy and cost savings through bill analysis and/or benchmarking the building.

Green Econome Specializes in LED Lighting Retrofits... We Can Help You Transition!

Hiring a professional service provider often leads to the best results. Leverage their knowledge and access to contractors/distributors. Get ahead of the ban and take advantage of current incentives for energy efficiency upgrades. Business owners will save money and help keep their community safe by switching to LED lighting! In addition to upgrading the building’s lighting, Green Econome delivers a pre/post-install analysis to track savings. While we have implemented a variety of LED retrofits including, office, residential, and sport lighting, One of our biggest retrofit projects was conducted for a global aerospace company and ultimately resulted in a 25% cost reduction. This retrofit included lighting, HVAC, and thermostat systems. Green Econome is here to help you start saving now!

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Sit down with Green Econome's own Marika Erdely and the inimitable Kate Shoemaker of Assured Partners and CREW Orange County, and enjoy this episode of "Behind The Logo".

In this fun and candid conversation, Kate and Marika discuss everything from the "Need to Do Initiative" of energy efficiency and sustainability in CRE, Arnold Schwarzenegger, networking scaries, and building a better future for all. 

As part of CREW Network, the industry’s premier business organization, CREW Orange County transforms the commercial real estate industry by advancing women globally. CREW Network’s membership of 12,000 professionals in over 75 major global markets represents all aspects of commercial real estate—providing our members with direct access to real estate professionals across all geographies and disciplines.

Head over to CREW Orange County to explore their mission, community, and opportunities to connect.

Here at Green Econome, we've been at the forefront of ESG (Environmental, Social, Governance) reporting, eagerly anticipating the U.S. Securities and Exchange Commission (SEC) ruling on mandatory disclosures for public companies. Fundamentally, ESG is a way of doing business. Green Econome lives in the world of the “E”, the “Environmental” with our ENERGY STAR® benchmarking and energy and water efficiency services. While we recognize that the “S” and the “G” are equally important for businesses to report on, we are going to focus on the “E” and how that relates to the SEC’s new ruling. Let’s get into it.

Unpacking the SEC Climate-Related Disclosures

What are public companies required to report and how does that intersect with commercial real estate? On March 6, 2024, the SEC passed legislation requiring public companies to measure their Scope 1 and 2 emissions as part of their annual reporting and include how climate risk will affect their businesses in the near future. This ruling is meant to enhance and standardize climate-related disclosures. The SEC also included a materiality clause to help guide businesses as to what to report. Although, it's important to note that since March, there has been intense business opposition. But let’s get to the bottom line here: what are Scope 1 and Scope 2 emissions and why do we need to report on them?

Defining Scope 1, 2, and 3 Emissions

Scope Emissions Pyramid

Basically, Scope 1 is for all direct Greenhouse Gas (GHG) emissions through the combustion of gas in buildings or by the business’ fleet. Scope 2 is indirect emissions for the electricity the business is consuming from the grid. Both emissions are part of the collection of data standard to ENERGY STAR benchmarking. Scope 3, although significant, was not included in the SEC’s ruling.

The ‘E’ in ESG is where Green Econome thrives

We are here to ENERGY STAR Benchmark your portfolio to meet your “E” goals and reduce the operating costs of your building. As a woman-owned, full-service energy and water efficiency construction and consulting company, we have over 20 years of combined experience. We provide accurate benchmarking services and insights to recommend solutions and incentives that will increase the NOI and market value of your property. Let us help you better understand and accomplish your property's ESG goals to reduce emissions and meet science-based targets (SBTi).

Contact Founder and CEO Marika Erdely
Mobile: 818-681-5750
Email: marikae@greeneconome.com

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