Summary of New York City’s Local Law 87

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The City of New York promulgated Local Law 87 in 2009, with amendments in 2012, a radical approach for energy conservation. Local Law 84, already in effect, requires subject buildings to compile and enter energy data into Portfolio Manager for the public to see. But LL 87 requires a more active policy of energy conservation. LL 87 is now in effect, with the first reports due for selected buildings this December 31, 2013. See: http://www.nyc.gov/html/gbee/html/plan/ll87.shtml

Applicability

With some exceptions (not presented here), any building in New York City with a gross area of 50,000 sq. ft. or greater is subject to LL 87. Applicable large buildings must conduct an energy audit and a retro-commissioning study every 10 years. The reports for these two requirements are due to the NYC Dept of Buildings on Dec. 31 of the year ending with the last digit of the building’s tax block ID number (2013, if that digit is a 3 until 2022, if that digit is a 2). Based on the DOB’s reaction to LL 84 non-action, there may be an initial warning, but expect to be fined if LL 87 is ignored. A building may elect to submit LL 87 reports up to four years ahead of its due date.

First step: check your DOB-listed gross square footage to determine whether it is greater than or equal to 50,000 sq. ft. If so, check the last digit of your tax block # to determine when your reports are due.

Required Actions

A subject building must perform an energy audit, equivalent to a Level II ASHRAE audit. It must be performed or supervised by a professional, as listed in the rule. A Certified Energy Manager (CEM) is one qualified professional. The audit includes collecting at least one continuous recent year of energy use data (i.e., electricity and gas bills, oil invoices) and performing a building site visit. The auditor will focus on three items: the building “envelope” (i.e., windows, roof, insulation), lighting, and HVAC equipment. It is critical that during the site visit the person who knows the building the best (typically a facility manager or superintendent) be made available to answer the auditor’s questions. In addition, it is important to give the auditor access to all manuals about equipment and a history of building changes.

The DOB issued its preferred energy audit report format, an Excel spreadsheet. The key to the energy audit report is a list of energy conservation measures (ECMs) that the building can implement to reduce energy use. Many ECMs require purchase of updated systems or equipment, and are capital intensive. ECMs include an estimated cost to implement, the amount of energy and cost expected to be saved, and simple payback period. It is important to note that LL 87 does not require implementation of any ECM; any ECM that is implemented may be scheduled based on building management preference.

The other part of the LL 87 requirements is a retro-commissioning (RCx) study, a review of existing energy systems and equipment and a determination of whether they are operating properly. Like the energy audit, the RCx must be performed or supervised by a listed professional in the field; four certifications are acceptable. An Existing Building Commissioning Professional (EBCP) is one example. The RCx must make a detailed site visit to examine energy-related equipment, pipes, and systems. It is common for such a visit to last several days to observe all relevant systems. RCx studies often take place over several seasons. If the site visit is performed during the winter, it may be difficult to turn on and measure the effectiveness of a cooling system. I performed such a site visit on a 90 degree summer day, and turned on (with the site’s permission) the heating system (at lunch time, when many workers left the building).

The 2012 amended LL 87 contains 25 different areas that must be examined as part of the RCx study, including whether there are leaks in any air or water system, pipes are insulated, filters are present and clean, thermostats are properly calibrated (i.e., the temperature noted is what it actually is), equipment manuals accessible to staff, lighting is proper for the need, lighting fixtures are broken, etc. Any deficiencies found are generally no/low cost to remedy and are intended to ensure that your equipment is operating as they are supposed to.

The RCx professional must develop a report listing specific deficiencies (i.e., rooftop unit #2 has a clogged filter, several fluorescent lights are out in section X of the 3rd floor, the condensate line of unit #4 is leaking, etc.) and present it to building management (not the DOB). The RCx professional must return to the building to determine whether the deficiencies have been addressed, and develop a report which must list the project team, building information, testing protocol, a master list of findings, and a catalogue of deficiencies corrected. This report must be submitted to the DOB by Dec. 31 of the subject year. It is believed that most remediation of deficiencies are inexpensive to perform and can be done by building maintenance staff and/or contractors who service HVAC equipment.

Please note that this is a basic summary of LL 87. For the sake of space, some details of applicability and requirements are not provided. Please be sure to read the original and amended rule to fully understand applicability and requirements.

CCES has the professional technical staff (licensed professional engineers, CEMs, EBCPs, etc.) to help assess your LL 87-applicability and help you comply with the complex rule. Contact us at 914-584-6720 or at karell@CCESworld.com.

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