 
LL87 Energy Audit: What Happens During the Process and What to Do With the Results
If you own or manage a large building in New York City, you have probably heard about Local the first step. Law 87 (LL87) and its energy audit requirements. But knowing that an audit is required is onlyÂ
The more important question is: What actually happens during an LL87 energy audit, and what should you do after receiving the results?
An LL87 energy audit looks closely at how a building uses energy, how its major systems operate, and where practical opportunities exist to reduce energy consumption. The process can uncover inefficient equipment, operating issues, outdated controls, and energy conservation measures that may lower operating costs.
Under NYC Local Law 87, certain covered buildings must complete an energy audit and retro-commissioning and submit an Energy Efficiency Report (EER) to the NYC Department of Buildings (DOB) generally once every ten years.
Here is what building owners should know about the LL87 energy audit process, from preparation through implementation.
What Is an LL87 Energy Audit?
An LL87 energy audit is a detailed review of a building’s energy use and major building systems. Its purpose is to identify opportunities to improve energy efficiency without negatively affecting normal building operations.
The audit can examine systems such as:
- Heating and cooling equipment
- HVAC controls
- Boilers and chillers
- Pumps and fans
- Domestic hot water systems
- Lighting
- Building envelope conditions
- Electrical systems
- Building automation systems
- Other major energy-consuming equipment
NYC’s requirements use an audit report structure based on the applicable ASHRAE Standard 211 commercial building energy audit requirements. The City also requires information such as building data, equipment inventories, energy use analysis, and identified energy conservation measures.
The audit is not simply a walkthrough. It is intended to provide building owners with useful information about where energy is being consumed and what improvements may make financial and operational sense.
Who Needs to Complete an LL87 Energy Audit?
LL87 generally applies to large buildings that meet NYC’s covered-building criteria. This includes:
- Buildings larger than 50,000 gross square feet
- Certain tax lots containing two or more buildings that together exceed 100,000 gross square feet
- Certain condominium buildings that together exceed 100,000 gross square feet
The NYC Department of Buildings publishes a current Covered Buildings List (CBL) that owners can use to determine whether a property is subject to the City’s sustainability requirements.
Because building status and reporting requirements can change, owners should review the current CBL rather than rely only on an older compliance record.
What Happens During the LL87 Energy Audit Process?
The exact scope can vary by property, but an LL87 energy audit typically follows several important stages.
1. Review Building Information
Before visiting the property, the energy auditor gathers information about the building.
This may include:
- Building size and age
- Occupancy information
- Previous energy audits
- Utility bills
- Energy benchmarking data
- Equipment information
- Existing drawings and specifications
- Maintenance records
- Previous capital improvement projects
Having accurate information available can make the audit process much smoother.
For example, utility data can help the auditor understand how much energy the property consumes and how that consumption changes over time.
2. Conduct a Building Walkthrough
The auditor then visits the property to inspect major systems and operating conditions.
This is one of the most important parts of the LL87 energy audit process.
The auditor may review mechanical rooms, HVAC equipment, electrical systems, lighting, controls, pumps, boilers, chillers, and other relevant areas.
The goal is to compare the actual condition and operation of the equipment with the information collected during the initial review.
A building may have efficient equipment on paper but still consume more energy than expected because of incorrect schedules, poor controls, equipment settings, or maintenance issues.
3. Create an Equipment Inventory
The audit includes documentation of major equipment and systems.
The auditor records information such as equipment type, capacity, age, condition, and operating characteristics where applicable.
This creates a clearer picture of the building’s energy infrastructure.
It can also help owners identify equipment that may need replacement or upgrades in the future.
4. Analyze Energy Consumption
The auditor examines the building’s energy use to understand where energy is going.
Energy consumption can be analyzed by fuel type and major end uses. The analysis may identify areas where energy consumption appears unusually high compared with expected performance or building operations.
Benchmarking information can be especially useful here.
Local Law 84 benchmarking and Local Law 87 audits are closely related from a building-performance perspective. Benchmarking provides annual energy-use information, while the LL87 audit takes a deeper look at the building’s systems and potential efficiency measures.
5. Identify Energy Conservation Measures
One of the most valuable outcomes of an LL87 audit is a list of potential energy conservation measures (ECMs).
These measures could include improvements such as:
- HVAC control upgrades
- Boiler optimization
- Chiller improvements
- Lighting upgrades
- Variable frequency drives
- Building automation improvements
- Insulation improvements
- Scheduling adjustments
- Sensor calibration
- Equipment replacement
- Improved maintenance practices
Not every recommendation will have the same cost or return.
Some improvements may require very little capital. Others may involve major equipment replacement or renovation.
That is why the results should be reviewed as a long-term building improvement plan rather than treated as a simple compliance checklist.
LL87 Retro-Commissioning Is Also Important
An LL87 energy audit is only part of the compliance process.
Covered buildings also need to complete retro-commissioning of applicable base building systems before filing the Energy Efficiency Report.
Retro-commissioning focuses on how existing systems actually operate. It can involve reviewing operating schedules, controls, sensors, setpoints, sequences, and equipment performance.
The purpose is to make sure building systems are operating effectively according to the building’s current needs.
This can uncover relatively simple problems.
For example, an HVAC system may be operating outside occupied hours, a sensor may be incorrectly calibrated, or equipment controls may not be functioning as intended.
Fixing these issues can sometimes provide energy savings without requiring a major capital project.
What Do You Receive After the LL87 Audit?
The audit produces documentation that summarizes the building’s existing conditions, energy performance, and recommended improvements.
The LL87 compliance process also requires the owner to submit an Energy Efficiency Report (EER) containing the required audit and retro-commissioning information.
NYC requires the applicable reports and certification documents to be submitted through the City’s prescribed process. The audit and retro-commissioning reports must also be retained by the owner for the required period.
The report should not be treated as paperwork that gets filed away and forgotten.
It can become a useful roadmap for future building improvements.
What Should Building Owners Do With the Results?
Once the audit is complete, the next step is to turn recommendations into action.
1. Separate Low-Cost and Capital Projects
Start by dividing recommendations into categories.
Low-cost measures may include operational changes, control adjustments, scheduling changes, or maintenance improvements.
Capital projects may include equipment replacement, HVAC upgrades, lighting projects, or building system modernization.
This makes it easier to prioritize the work.
2. Review Payback and Long-Term Value
Do not look only at the upfront project cost.
Consider:
- Estimated energy savings
- Maintenance savings
- Equipment life
- Operating cost reductions
- Tenant comfort
- Reliability
- Available incentives
- Potential impact on future compliance requirements
A project with a higher initial cost may make more sense over the long term if it significantly reduces operating expenses.
3. Coordinate LL87 With Other NYC Building Laws
This is particularly important in New York City.
Building owners should avoid treating LL87 as an isolated requirement. Audit recommendations may overlap with broader energy and sustainability planning, including Local Law 97, Local Law 84 benchmarking, Local Law 88 lighting requirements, and other building improvement initiatives.
For example, an HVAC improvement identified during an LL87 audit may also support a property’s broader emissions-reduction strategy.
Coordinating these projects can help owners avoid making separate decisions for each law.
4. Build a Practical Compliance Roadmap
The final step is creating a realistic implementation plan.
A good roadmap should identify:
- Which measures should be completed first
- Estimated project costs
- Expected energy savings
- Responsible parties
- Potential financing or incentives
- Target completion dates
- Relationship to other NYC compliance requirements
This turns the LL87 audit from a regulatory obligation into a practical building-performance strategy.
Common Mistakes to Avoid During an LL87 Energy Audit
Several issues can make the compliance process more difficult.
Waiting Until the Filing Deadline
Starting the audit too late can create scheduling and documentation problems. Owners should understand their LL87 reporting year well in advance.
Treating the Audit as Only a Compliance Exercise
The audit can reveal opportunities to reduce energy costs and improve building operations. Ignoring the recommendations means missing much of its practical value.
Not Providing Complete Building Information
Missing utility records, equipment information, drawings, or maintenance data can slow the process and make analysis more difficult.
Ignoring Retro-Commissioning
Energy auditing and retro-commissioning address different aspects of building performance. Both are important components of LL87 compliance.
Failing to Coordinate With Other Projects
If a building already has plans for HVAC, lighting, controls, or major renovations, those plans should be considered when reviewing LL87 recommendations.
Frequently Asked Questions About LL87 Energy Audits
How often is an LL87 energy audit required?
Covered buildings generally need to complete the LL87 energy audit and retro-commissioning process every ten years and submit an Energy Efficiency Report in the applicable reporting year.
What is the purpose of an LL87 energy audit?
The purpose is to evaluate building energy use and identify opportunities to improve energy efficiency while maintaining normal building operations.
Does LL87 only require an energy audit?
No. LL87 also requires applicable retro-commissioning and submission of an Energy Efficiency Report to the NYC Department of Buildings.
What happens after an LL87 audit?
Building owners should review the findings, prioritize energy conservation measures, evaluate costs and savings, coordinate improvements with other NYC requirements, and create an implementation plan.
Can an LL87 audit help with Local Law 97 planning?
Yes. While LL87 and LL97 have different requirements, information from an energy audit can help owners understand building energy performance and identify efficiency improvements that may support broader emissions-reduction planning.
Make Your LL87 Audit Work for Your Building
An LL87 energy audit should be more than a once-in-a-decade compliance requirement. Done properly, it gives building owners a clearer understanding of how their property uses energy and where improvements may be possible.
The most important step comes after the audit.
Instead of filing the report and moving on, owners can use the findings to prioritize energy efficiency projects, improve building operations, control long-term costs, and coordinate their strategy with other NYC sustainability requirements.
For owners and property managers, working with an experienced LL87 compliance consultant can make it easier to manage the audit, retro-commissioning, reporting, and implementation process from start to finish.
The Cotocon Group provides NYC Local Law 87 compliance and energy consulting services to help building owners understand their obligations, evaluate energy efficiency opportunities, and move from compliance requirements toward practical building improvements.
Before beginning an LL87 project, always confirm the current requirements, filing procedures, and Covered Buildings List published by the NYC Department of Buildings, as City rules and administrative procedures can be updated over time.
