LA EBEWE: Los Angeles Existing Buildings Energy and Water Efficiency Ordinance
LA EBEWE is Los Angeles's strictest building energy ordinance — covering buildings over 20,000 sq ft with annual benchmarking requirements AND a mandatory ASHRAE Level II audit every five years. Non-compliance carries fines of $202/day + 250% late fee.
What Is LA EBEWE?
LA EBEWE (Existing Buildings Energy and Water Efficiency) is a Los Angeles city ordinance that requires commercial and multifamily buildings over 20,000 square feet to annually benchmark energy and water usage AND complete an ASHRAE Level II energy audit plus retro-commissioning report every five years.
Enacted in 2016, LA EBEWE goes significantly further than the statewide AB 802 requirement. While AB 802 only requires annual benchmarking for buildings over 50,000 sq ft, LA EBEWE covers smaller buildings (20,000+ sq ft) and adds a mandatory five-year audit cycle that requires a licensed engineer to physically assess the building's energy systems.
LA EBEWE vs. AB 802: Key Differences
| Requirement | AB 802 | LA EBEWE |
|---|---|---|
| Jurisdiction | Statewide California | City of Los Angeles only |
| Size Threshold | 50,000+ sq ft | 20,000+ sq ft |
| Annual Benchmarking | ✓ Required | ✓ Required |
| 5-Year Audit | ✗ Not required | ✓ ASHRAE Level II + RCx |
| Annual Deadline | June 1 | June 1 |
| Max Daily Fine | $2,000/day | $202/day + 250% late fee |
| Enforced By | California Energy Commission | LA Dept. of Building & Safety |
The 5-Year Audit Requirement
Every five years, LA EBEWE-covered buildings must complete an ASHRAE Level II energy audit and a retro-commissioning report performed by a licensed professional engineer. The audit cycle is staggered by building ID number, meaning different buildings have different audit due dates.
LA EBEWE Penalties
Frequently Asked Questions
LA EBEWE stands for Los Angeles Existing Buildings Energy and Water Efficiency. It is a Los Angeles city ordinance that requires commercial and multifamily buildings over 20,000 square feet to annually benchmark energy and water usage AND complete an ASHRAE Level II energy audit plus retro-commissioning report every five years.
All commercial and multifamily buildings in the City of Los Angeles with 20,000 square feet or more must comply with LA EBEWE. This is a lower threshold than the statewide AB 802 requirement of 50,000 square feet.
The annual LA EBEWE benchmarking report must be submitted by June 1 each year, the same deadline as AB 802. However, LA EBEWE covers a wider range of buildings (20,000+ sq ft vs. AB 802's 50,000+ sq ft threshold).
LA EBEWE penalties are $202 per day for failure to submit the annual benchmarking report. Additionally, buildings that submit late face a 250% late fee on top of the base fine. For the ASHRAE audit requirement, separate penalties apply for failure to complete the 5-year audit cycle.
Under LA EBEWE, buildings over 20,000 sq ft must complete an ASHRAE Level II energy audit and retro-commissioning report every five years. The audit must be performed by a licensed engineer and submitted to the City of Los Angeles. This is in addition to the annual benchmarking requirement.
Retro-commissioning (RCx) is the process of optimizing an existing building's mechanical, electrical, and plumbing systems to ensure they are operating as efficiently as possible. Under LA EBEWE, the retro-commissioning report must identify operational improvements and document their implementation.
No. LA EBEWE is a City of Los Angeles ordinance and only applies to buildings within city limits. Buildings in unincorporated Los Angeles County, or in other cities within LA County (such as Santa Monica, Pasadena, or Long Beach), are not subject to LA EBEWE but may be subject to their own local ordinances.
AB 802 is a statewide law requiring annual benchmarking for buildings over 50,000 sq ft. LA EBEWE is a stricter City of Los Angeles ordinance that: (1) covers smaller buildings (20,000+ sq ft), (2) requires an ASHRAE Level II audit every 5 years in addition to annual benchmarking, and (3) has higher daily fines ($202/day plus a 250% late fee).
GRD Consulting handles annual benchmarking, ASHRAE Level II audits, and retro-commissioning for LA buildings.
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