The Los Angeles Existing Buildings Energy and Water Efficiency (EBEWE) Program Explained

In this article, we delve into the Existing Buildings Energy and Water Efficiency (EBEWE) Program in Los Angeles, exploring the key drivers behind this legislation and the importance of energy and water efficiency in the city. We discuss the steps building owners must take to comply with the EBEWE program, including retro-commissioning and energy audits, as well as the associated costs of compliance. We also highlight potential penalties for non-compliance and how building analytics software can assist building owners in meeting EBEWE's requirements.

Jump to:

What is the EBEWE Program

Program requirements

Steps to complete retro-commissioning

Steps to complete an energy audit

Costs

Penalties for non-compliance

How building analytics can help

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What is the Los Angeles Existing Buildings Energy and Water Efficiency (EBEWE) Program ?

The EBEWE program in Los Angeles is a local law that requires building owners to benchmark and disclose their building's energy and water usage annually. The program aims to improve the energy and water efficiency of existing buildings in the city, reduce greenhouse gas emissions, and promote sustainable development. Some key drivers behind the program include:

Environmental sustainability: The EBEWE program is designed to reduce the environmental impact of buildings in Los Angeles by improving energy and water efficiency. Buildings account for a significant portion of the city's greenhouse gas emissions, and reducing energy and water use can help to mitigate these emissions and combat climate change.

Economic benefits: Improving energy and water efficiency in buildings can result in lower utility bills for building owners and tenants, as well as create jobs in the clean energy sector. The EBEWE program aims to help building owners and tenants save money on utility bills and create new jobs in the local economy.

Energy security: Improving energy management in buildings can help to reduce dependence on fossil fuels and increase energy security for the city. This can help to ensure that Los Angeles has a reliable and sustainable energy supply in the face of climate change and other threats.

Public health and comfort: Improving energy and water efficiency in buildings can also improve public health and comfort. By reducing energy waste and improving indoor air quality, building occupants can enjoy a healthier and more comfortable living and working environment.

What are the program requirements?

The EBEWE program has several requirements that building owners must follow. The key requirements include:

• Benchmarking: Building owners must benchmark their building's energy and water usage using the ENERGY STAR Portfolio Manager or an equivalent tool. The benchmarking data must be submitted to the city annually.

• Disclosure: Building owners must disclose their building's energy and water usage to the city, tenants, and potential buyers or lessees. The disclosure must include an energy and water efficiency score and a comparison to similar buildings in the area.

• Retro-commissioning: Building owners of non-residential buildings with a gross floor area of 50,000 square feet or more must conduct retro-commissioning every five years.

• Energy Audit: Building owners of non-residential buildings with a gross floor area of 20,000 square feet or more must conduct an energy audit every five years.

• Water Efficiency: Building owners must ensure that their buildings meet the water efficiency standards established by the California Green Building Standards Code.‍

What are the steps to complete the retro-commissioning requirement?

To complete the retro-commissioning requirement in compliance with the EBEWE program, building owners of non-residential buildings with a gross floor area of 50,000 square feet or more must follow these steps:

1. Identify and select a qualified retro-commissioning provider: Building owners must select a qualified retro-commissioning provider who can conduct the retro-commissioning process. Better Buildings LA provides a directory of qualified audit and retro-commissioning professionals here.

2. Develop a retro-commissioning plan: The retro-commissioning provider and building owner must develop a retro-commissioning plan that outlines the scope of work, testing procedures, and timeline for completion.

3. Conduct a comprehensive assessment: The retro-commissioning provider must conduct a comprehensive assessment of the building's systems and equipment, including HVAC, lighting, controls, and other energy-consuming systems.

4. Identify operational and maintenance improvements: The retro-commissioning provider must identify operational and maintenance improvements that can improve energy efficiency, indoor air quality, and occupant comfort.

5. Implement improvements: The building owner must implement the recommended improvements identified by the retro-commissioning provider.

6. Submit retro-commissioning report: The retro-commissioning provider must submit a report to the building owner that documents the results of the retro-commissioning process, including the recommended improvements and their implementation.

7. Submit compliance documentation: The building owner must submit compliance documentation to the city, including the retro-commissioning report, energy benchmarking data, and other required information.

What are the steps to complete the energy audit requirement?

To complete the energy audit requirement in compliance with the EBEWE program, building owners of non-residential buildings with a gross floor area of 20,000 square feet or more must follow these steps:

1. Identify and select a qualified energy auditor: Building owners must select a qualified energy auditor who can conduct the energy audit. Find a list of qualified energy auditors here.

2. Develop an energy audit plan: The energy auditor and building owner must develop an energy audit plan that outlines the scope of work, testing procedures, and timeline for completion.

3. Collect building data: The energy auditor must collect building data, including building plans, equipment and system specifications, and energy bills.

4. Conduct a comprehensive assessment: The energy auditor must conduct a comprehensive assessment of the building's energy use, including lighting, HVAC, controls, and other energy-consuming systems.

5. Identify energy-saving opportunities: The energy auditor must identify energy-saving opportunities and estimate the potential energy savings of the recommended improvements. 

6. Implement improvements: The building owner must implement the recommended improvements identified by the energy auditor.

7. Submit energy audit report: The energy auditor must submit a report to the building owner that documents the results of the energy audit, including the recommended improvements and their estimated energy savings.

8. Submit compliance documentation: The building owner must submit compliance documentation to the city, including the energy audit report, energy benchmarking data, and other required information.

What are the costs of compliance for building owners?

The costs of compliance for building owners for the EBEWE program in Los Angeles can vary depending on the size and complexity of the building, the level of retrofit work required, and the fees charged by service providers. Additionally, the City of Los Angeles charges building owners a registration fee of $183, plus a $10.98 development surcharge for registration of their buildings.

It's important to note that these fees are subject to change and building owners should check with the EBEWE program administrator for the latest fee schedule. The fees are used to fund the administration and enforcement of the EBEWE program. Building owners should budget for these fees as part of their compliance costs.

Are there any penalties for non-compliance?

SEC. 91.9712 of the EBEWE ordinance puts the non-compliance fee for building owners at $202 per building. Additionally, if the invoice is not paid within 30 days, an additional 250% late fee will be imposed.

Building owners should also be aware that payment of the non-compliance fee does not result in compliance. The building will remain out of compliance with the EBEWE program and will be subject to further legal action. Additionally, the status of each building (Complied or Not Complied) is posted publicly and, in the future, may be recorded on the property as an open violation.

Thus, inn addition to penalties, non-compliance with the EBEWE program can also result in negative publicity and damage to a building owner's reputation. Building owners should take the program requirements seriously and comply with all reporting and compliance deadlines to avoid penalties and ensure ongoing compliance with the EBEWE program.

How can building analytics software help building owners comply with the EBEWE program?

Building analytics software, such as CIM’s PEAK platform, can help building owners comply with the EBEWE program in Los Angeles by providing data and insights on building energy and water usage, as well as identifying potential energy-saving opportunities. Here are some ways in which building analytics software can assist with EBEWE compliance:

Benchmarking: Building analytics software can benchmark a building's energy and water usage against similar buildings in the same climate zone, using the ENERGY STAR Portfolio Manager tool. This can help building owners to understand how their building is performing compared to others and identify areas for improvement.

Real-time monitoring: Building analytics software can provide real-time data on a building's energy and water usage, allowing building owners to identify and address issues quickly. This can help to reduce energy waste and lower utility bills.

Fault detection and diagnostics: Building analytics software can use algorithms and machine learning to detect faults in building systems, such as HVAC or lighting systems, and provide alerts to building operators. This can help to improve the efficiency of building systems and reduce energy waste.

Energy-saving recommendations: Building analytics software can provide recommendations for energy-saving measures based on the building's energy and water usage data. These recommendations can include retrofits or upgrades to building systems, as well as behaviour changes that can reduce energy waste.

Overall, building analytics software can provide building owners with a more comprehensive understanding of their building's energy and water usage, as well as provide insights and recommendations for energy-saving opportunities. This can help building owners to comply with the EBEWE program, reduce energy waste, and lower utility bills. To find out how CIM’s smart building analytics platform can help you comply with the EBEWE program, head here.‍

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Or, watch a demo to see how the PEAK Platform can help you comply with the regulation and accelerate your progress towards net zero emissions.

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For more information on regulations in other states, check out our state-by-state guide to energy benchmarking ordinances and energy efficiency regulations.

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