What Are The Requirements For Ll87
A Complete Guide To New York City Local Law 87
A Guide to Local Law 87 Energy Audits and Retro-Commissioning
Local Law 87 is a New York City energy-efficiency requirement for certain large buildings. The law requires covered properties to complete periodic energy assessments and operational system reviews on a ten-year cycle. Owners must also submit an Energy Efficiency Report to the New York City Department of Buildings. The objective is to help owners understand building performance and correct operational problems. :contentReference[oaicite:0]index=0
The law covers properties identified by the Department of Buildings according to official building and tax records. Covered properties generally include individual buildings larger than 50,000 gross square feet, as well as tax lots containing two or more buildings that together exceed 100,000 gross square feet. It also covers two or more condominium buildings that together exceed 100,000 gross square feet. Owners should review the applicable Covered Buildings List published by the Department of Buildings rather than relying only on informal calculations. :contentReference[oaicite:1]index=1
The first major component of the Local Law 87 process is an energy audit. An energy audit is a detailed review of equipment, operating patterns, and energy consumption. The auditor may examine mechanical equipment, control schedules, energy bills, and operating practices. The purpose is to identify potential upgrades or adjustments that could reduce unnecessary energy use. :contentReference[oaicite:2]index=2
The law also requires a retro-commissioning review of existing building systems. Retro-commissioning focuses on identifying and correcting operational deficiencies in base-building systems. The process may uncover incorrect schedules, malfunctioning sensors, unnecessary simultaneous heating and cooling, control problems, or neglected maintenance. Unlike a major capital renovation, retro-commissioning often emphasizes low-cost operational improvements capable of delivering measurable benefits. :contentReference[oaicite:3]index=3
After the audit and retro-commissioning activities are completed, the owner must submit an Energy Efficiency Report. The report summarizes the audit results, operational corrections, professional Local Law 87 compliance qualifications, and owner certifications. A complete submission may include professional certification forms, an energy-audit data collection tool, a retro-commissioning reporting tool, and supporting reports. Owners should use the current forms and filing guidance published by the Department of Buildings. :contentReference[oaicite:4]index=4
The filing schedule is based on the final digit of the building’s tax block number. The Energy Efficiency Report is generally due once every decade by the required December 31 deadline. For example, a property whose block number ends in a particular digit is assigned to a reporting cycle connected to that final digit. Owners should begin planning early because qualified professionals may need access to records and building systems. :contentReference[oaicite:5]index=5
Qualified professionals must perform or supervise the technical work required for the report. Current DOB guidance states that individuals performing or supervising this work must meet the City’s standards for energy auditors and retro-commissioning agents. The professionals responsible for the work must also be properly qualified to evaluate the property objectively. Owners should verify that the consultant understands both the technical work and filing process. :contentReference[oaicite:6]index=6
Certain properties may qualify for a deferral or extension under defined circumstances. A deferral may be available when a building is less than ten years old and its base-building systems comply with the applicable energy code. An owner experiencing specific compliance difficulties may also apply for an extension by submitting the required application and fee. These options are not automatic; owners must follow the current deadlines and application instructions. :contentReference[oaicite:7]index=7
Owners who miss the required filing deadline may face enforcement by the Department of Buildings. Building owners should not assume that hiring a consultant automatically completes compliance. The required report, certifications, tools, and filing fee must be submitted and processed according to DOB requirements. Current violation payments and certain challenges are processed through DOB NOW: Safety. Owners who believe a violation was issued incorrectly must review the current DOB instructions before responding. :contentReference[oaicite:8]index=8
Local Law 87 can provide business benefits beyond basic regulatory compliance. Potential benefits include fewer operating problems, more reliable controls, and stronger maintenance planning. Retro-commissioning may identify improvements that extend equipment life and reduce avoidable wear. The audit can also provide a prioritized list of potential capital projects and conservation measures. Actual savings will depend on the property’s systems and the owner’s follow-through.
The law is one part of a broader framework governing building performance. It differs from other City laws that measure consumption or require separate upgrades. An energy audit may identify measures that support broader efficiency, sustainability, and emissions-reduction goals, but filing an EER does not necessarily mean that the building has satisfied unrelated regulatory programs. Owners should coordinate compliance planning across engineering, operations, finance, legal, and property-management teams to avoid duplicated work and missed deadlines. :contentReference[oaicite:9]index=9
Building owners can make Local Law 87 compliance easier by organizing records before technical work begins. Useful materials may include information that helps consultants understand energy use and system operation. Owners should establish a project timeline, consultant responsibilities, access arrangements, review procedures, and a filing schedule. They should also retain copies of submitted forms, technical reports, payment records, correspondence, and approval notices. Organized records can support faster analysis, simplify quality review, and reduce the risk of incomplete submissions.
Ultimately, Local Law 87 is intended to help New York City’s large buildings understand and improve energy performance. Compliance involves a coordinated process that should begin well before the deadline. When approached thoughtfully, the law can provide valuable operational insights while helping owners meet City requirements. Owners should rely on current Department of Buildings guidance and appropriately qualified advisers because requirements, procedures, and filing systems may change over time. :contentReference[oaicite:10]index=10
