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Property Condition Assessments: The Name That Has Set The Standard For over 27 Years.
PCA’s energy consulting practice delivers ASHRAE Level I, II, and III energy audits and broader energy due-diligence services for commercial real estate transactions, lender requirements, regulatory compliance, and owner-driven efficiency programs. PCA’s energy reports support pre-acquisition due diligence, refinancing (including Fannie Mae multifamily underwriting), benchmarking compliance for cities with disclosure ordinances, and capital-planning decisions on building system replacements and upgrades.
An ASHRAE energy audit is a structured analysis of a commercial property’s energy consumption performed according to the procedures and reporting standards of ASHRAE Standard 211 (Standard for Commercial Building Energy Audits). The audit characterizes how the building uses energy, identifies energy conservation measures (ECMs) that would reduce consumption, and quantifies the expected savings, installed cost, and payback period for each measure. The deliverable is an audit report that lenders, owners, and tenants use to make capital and operational decisions about building system upgrades.
ASHRAE Standard 211 defines three audit levels of progressively increasing rigor. The level of audit required is typically dictated by the lender, regulatory program, or owner’s investment threshold for the ECMs being considered.
Level I — Walk-Through Analysis. A high-level assessment combining utility-bill review, brief site visit, and identification of obvious low-cost / no-cost ECMs along with potential capital-project opportunities for further study. Level I is the typical scope for pre-acquisition due diligence where the buyer needs a sense of energy performance without a detailed engineering analysis.
Level II — Energy Survey and Engineering Analysis. A more thorough on-site assessment with detailed energy savings and cost calculations for each recommended ECM. Level II produces a financial summary the owner can act on directly — installed cost, annual energy savings, simple payback, and life-cycle cost are all calculated per measure. Level II is the most commonly required scope for lender-mandated audits, including Fannie Mae’s Multifamily Green Mortgage programs.
Level III — Detailed Survey and Analysis of Capital-Intensive Modifications. An in-depth engineering analysis focused on capital-intensive ECMs (typically envelope replacements, central plant upgrades, or large-scale HVAC overhauls) requiring detailed cost-benefit analysis and often computer-based energy modeling. Level III is the appropriate scope when an owner is committing to a major capital project and needs supporting engineering documentation.
Common triggers for PCA’s energy audit engagements:
PCA’s energy consulting deliverables include the structured ASHRAE audit levels plus a range of adjacent energy-due-diligence services:
Energy disclosure and performance ordinances now apply to commercial buildings in over 30 U.S. cities and states. The list grows every year. PCA tracks the active ordinances in the jurisdictions where engagements run and structures audits to satisfy the specific reporting requirements of each program. For ENERGY STAR Portfolio Manager benchmarking, PCA can manage the full benchmarking workflow on the owner’s behalf, including utility-data collection, Portfolio Manager account setup, and annual reporting.
A standard ASHRAE Level II audit for a single commercial property is typically 4 to 6 weeks from kickoff to delivered report. The drivers are utility-data collection (12 months of utility bills must be reviewed), site visit scheduling, and the engineering analysis itself. Level I audits run faster — typically 2 to 3 weeks. Level III audits, depending on the scope of capital-project analysis, can run 8 weeks or more.
PCA scopes each audit individually based on building type, audit level, and program-specific reporting requirements. Pricing is engagement-specific; PCA does not publish a rate sheet.
PCA has performed energy consulting and ASHRAE audits for commercial real estate nationwide since the firm’s energy practice was established. Audits are signed by qualified professionals meeting the credential requirements of ASHRAE Standard 211, Fannie Mae’s Green Mortgage program, and the various city- and state-level disclosure ordinances. PCA’s report format is recognized by major commercial lenders, Fannie Mae, and the program administrators of the active energy disclosure jurisdictions. The single national operations center in Brea, California means consistent quality control across every engagement regardless of where the property is located.
What’s the difference between an ASHRAE audit and an ENERGY STAR score?
An ENERGY STAR score is a benchmark — a percentile ranking of the building’s energy use intensity compared to peer buildings nationwide. An ASHRAE audit is an engineering analysis that identifies specific measures to improve performance. Many owners use both: the ENERGY STAR score for ongoing benchmarking, the ASHRAE audit when they need to plan and prioritize capital upgrades.
Which audit level does Fannie Mae require?
Fannie Mae’s Multifamily Green Rewards and Green Building Certification programs require an ASHRAE Level II audit documented on Fannie Mae Form 4099. PCA’s energy practice routinely delivers this exact scope.
Do you do retro-commissioning?
PCA identifies retro-commissioning (RCx) opportunities during Level II and Level III audits and can include RCx recommendations in the report. The actual retro-commissioning execution — the on-site tuning of building systems — is typically performed by specialized commissioning agents. PCA can coordinate with RCx providers as a follow-on phase of an audit engagement.
Can you support solar feasibility evaluations?
Yes. PCA provides solar feasibility screening as part of energy consulting engagements, evaluating roof condition, structural capacity for rooftop systems, available roof area, shading, electrical infrastructure, and applicable interconnection rules. PCA does not design or install solar systems — that work is performed by licensed solar contractors — but the feasibility screening informs the owner’s decision before procurement.
Do you handle disclosure ordinance compliance reporting in cities outside California?
Yes. PCA tracks active energy disclosure ordinances nationwide and structures audits and benchmarking work to satisfy the specific program requirements of each jurisdiction. The reporting templates differ — what NYC LL84 requires is not identical to what Chicago, Boston, Seattle, or Washington State require — and PCA’s engagement scoping accommodates the relevant program.
For general questions about working with PCA — pricing, report timelines, vendor selection — see PCA’s main FAQ.
Ready to scope an ASHRAE energy audit? Submit your project scope for a custom engagement quote. PCA responds to quote requests within one business day.