Sample account
See what your portal looks like
This is a sample account, not real data. Example Property Group has five made-up buildings, each at a different stage of its Tier 2 filing, so you can see the whole journey: what the owner does, what we do, and where each filing stands. Click around and try the steps; nothing you do here is saved or sent.
Five buildings, five stages
Each sample building is at a different point of its filing. Open one to see that stage from the inside.
- 1Just addedExample Retail Center
- 2Gathering dataExample Medical Office
- 3QEM reviewExample Office Building
- 4Ready to signExample Business Park
- 5Filed with CommerceExample Warehouse
Example Medical Office: The owner signed and connected the utility account. Their HVAC company is sending the service report through a no-login link. A few questions are left, then the deposit.
Example Medical Office
Collecting information2200 Example Blvd, Bellevue, 98004 · parcel 0000002200
A no-login link for whoever is at the building to photograph the equipment on their phone, step by step. When they finish, the photos step is done.
Guided site capture
Send a link to whoever is in the building: your engineer, a janitor, a handyman. They don't need an account. It walks them through 5 short steps (rooftop units, air handlers and furnaces, boilers and water heaters, lighting and control panels, any other equipment) with one photo and a couple of fields each. They can stop and come back to the same link, and when they finish, the equipment photos step is done for you.
Each link opens this one building only, works for 14 days, and you can withdraw it any time.
Example Mechanical made Oct 28, 2026
Not opened yet0 items added · sent to service@example.com
What your QEM checks
Before signing, the QEM checks every item Commerce requires against real evidence: a bill, a service record, a signed form. Green means the proof is on file; amber means it's the owner's word only so far; red means it's still missing.
- Energy Manager named EMP 5.1.1, 5.3MissingNo Energy Manager · On the form: 5.1.1, 5.3 left blank on CBPS 022 (no proof)
- Monthly energy use tracked (12+ months) EMP 5.1.2.1, 5.2Proof on filePortfolio Manager property shared with Commerce · On the form: 5.1.2.1, 5.2 ticked on CBPS 022
- Measured EUI from Portfolio Manager EMP 5.1.2.2MissingNo measured EUI yet · On the form: 5.1.2.2 left blank on CBPS 022 (no proof)
- Annual comparisons (N/A in the first year) EMP 5.1.2.3, 5.1.2.4Proof on fileMarked N/A: first year of data · On the form: 5.1.2.3, 5.1.2.4 marked N/A on CBPS 022
- Energy use intensity target set EMP EUItNot setNot saved yet: Commerce's tables give 59.3 for the owner's activities
- O&M staff training EMP 5.1.2.9Proof on fileDone by Example Mechanical (licensed service company) · On the form: 5.1.2.9 ticked on CBPS 022
- Capital replacement plan (equipment ages) EMP 5.1.2.10Proof on file4 items with year · On the form: 5.1.2.10 ticked on CBPS 022
- Contacts EMP 5.1.2.11MissingOwner details missing · On the form: 5.1.2.11 left blank on CBPS 022 (no proof)
- Lighting schedule and survey EMP 5.1.2.12, 5.1.2.13Not requiredNot required for Tier 2 (WSR 26-15-112, Exception 3) · On the form: 5.1.2.12, 5.1.2.13 left blank on CBPS 022 (not required)
- O&M program implemented EMP 5.1.2.14Proof on fileOwner confirmed 2026-10-14; 0 maintenance record(s) from the last 12 months and 1 uploaded before we read records' dates, 0 dated task(s) on file · On the form: 5.1.2.14 ticked on CBPS 022
- On-site generation answered EMP Section 1Proof on fileOwner says none
- Equipment inventory O&M L2.1Owner's word4 items, some typed in without a photo or record · On the form: L2.1 ticked on CBPS 023 on the owner's word
- Who maintains what O&M L2.2Proof on fileExample Mechanical, per their records · On the form: L2.2 ticked on CBPS 023
- Tasks and how often O&M L2.2.2 to L2.2.4Proof on file4 tasks read from the service company's records · On the form: L2.2.2, L2.2.3, L2.2.4 ticked on CBPS 023
- Records of maintenance done O&M L2.3Proof on file0 record(s) from the last 12 months and 1 uploaded before we read records' dates · On the form: L2.3 ticked on CBPS 023
- Set points and schedules O&M 6.4.1Proof on fileBoth given · On the form: 6.4.1 ticked on CBPS 023
- Program running before filing O&M ImplementationProof on fileOwner confirmed 2026-10-14; 0 maintenance record(s) from the last 12 months and 1 uploaded before we read records' dates, 0 dated task(s) on file · On the form: 6.3 ticked on CBPS 023
The Energy Management Plan we wrote
Written by us, as the Energy Manager the owner named, from the owner's answers. Then reviewed by the QEM before anyone signs.
Energy Management Plan
1200 Example Ave, Seattle, 98101 - prepared 2026-10-30
1. Purpose
This Energy Management Plan (EMP) is for 1200 Example Ave, Seattle, 98101 (Commerce Building ID 000000), owned by Example Holdings LLC. It meets Section 5 of the Clean Buildings Performance Standard (WAC 194-50, Tier 2).
2. Building summary
Building: Example Office Building, 1200 Example Ave, Seattle, 98101. Gross floor area 34,000 sq ft excluding parking. Year built 1987.
Activity types: Office 32,000 sq ft (55 hours/week).
Energy metering and fuels: Seattle City Light electric, account 201023774; Puget Sound Energy natural gas, account 221025406.
Heating, ventilation and air conditioning: Rooftop packaged unit RTU-1 Carrier 10 tons (2014); Rooftop packaged unit RTU-2 Carrier 10 tons (2014).
Domestic hot water: Gas water heater A.O. Smith 100 gal (2018).
Controls: Programmable thermostats Honeywell (2019).
Building envelope: Brick or concrete walls, double-pane windows.
Lighting: Mostly LED.
Refrigeration: None.
Set points: 70°F heat, 75°F cool, setback at night.
Schedules: Mon-Fri 7am-6pm, Sat 9am-1pm.
On-site generation: none.
3. Energy Manager (5.1.1, 5.3)
Example Holdings LLC designates Tier Two Partners (Contractor) as Energy Manager to develop and maintain this plan.
The Energy Manager keeps the Portfolio Manager records current, compares energy use to the target each year, reviews the O&M program, reports to the owner, and gives occupants access to this plan each year.
4. Energy accounting and monitoring (5.1.2.1 to 5.1.2.4, 5.2)
Energy use for every fuel is recorded monthly in ENERGY STAR Portfolio Manager (property 00000000), from utility data feeds or bills, and shared with the Department of Commerce.
Energy use intensity target (EUIt): 59.3 kBtu/sq ft/yr. Each year the Energy Manager documents the net energy use, EUI and weather-normalized EUI, and compares them to the target.
Baseline (the 12 months reported on Form C): measured site EUI not yet reported; weather-normalized site EUI not yet reported.
| Utility | Fuel | Account |
|---|---|---|
| Seattle City Light | electric | 201023774 |
| Puget Sound Energy | natural gas | 221025406 |
5. Tracking changes (5.1.2.5)
Baseline: about 140 occupants; schedules: Mon-Fri 7am-6pm, Sat 9am-1pm. The Energy Manager records changes in occupants, weekly operating hours, schedules and energy-using equipment that could change the EUI, with the date of each change.
6. Energy efficiency measures (5.1.2.6, 5.1.2.7)
No energy audit is required for Tier 2 and none was performed.
Measures already implemented in the last five years, as reported by the owner: LED lighting.
7. Occupant education (5.1.2.8)
Once a year, and when new tenants move in, the Energy Manager sends occupants a one-page guide: how to use thermostats and any operable windows, turning off lights and equipment when leaving, and who to call about comfort problems. A copy is kept with this plan.
8. O&M staff training (5.1.2.9)
Maintenance is performed by Example Mechanical. Staff or contractors are trained on the O&M program tasks, the control system schedules and set points, and the indoor comfort targets, when they start and when equipment changes.
9. Capital replacement plan (5.1.2.10)
When equipment fails or reaches the end of its life, it is replaced with ENERGY STAR or high-efficiency equipment meeting current federal, state and code requirements. Equipment at or past typical useful life:
- None identified among equipment with a known age.
10. Contacts (5.1.2.11)
- Building owner: Example Holdings LLC, pat@example.com
- Energy Manager: Tier Two Partners
- Maintenance: Example Mechanical
- Compliance preparer: Tier Two Partners
- Efficient-equipment suppliers and utility rebate programs: listed by the Energy Manager as they are used.
11. Lighting (5.1.2.12, 5.1.2.13)
Not required. WAC 194-50, Sections 5.1.2.12 and 5.1.2.13 as amended by WSR 26-15-112 (effective August 21, 2026), Exception 3: Tier 2 covered buildings.
12. Operations and maintenance (5.1.2.14)
The building's O&M program is a separate document (Section 6 and Annex L).
The owner confirmed on 2026-10-14 that this program is in place and being followed by Example Mechanical; the most recent recorded service was 2026-09-20.
13. Annual duties (5.1.3, 5.1.4)
- The Energy Manager gives occupants and other stakeholders access to this plan every year.
- The building owner reviews and signs this plan every year.
The operations and maintenance (O&M) program
Built from the owner's maintenance records and their service company's work. Commerce requires this program to already be running, not just written down, before a building can file.
Operations and Maintenance Program
1200 Example Ave, Seattle - eligible area 32,000 sq ft
1. Purpose and objectives (6.2, L2.2.1)
This Operations and Maintenance (O&M) program covers 1200 Example Ave, Seattle. It keeps building systems providing thermal and visual comfort, indoor air quality and energy efficiency over their service life.
Performance objectives: occupied space temperatures 70°F heat, 75°F cool, setback at night; ventilation per code during occupied hours; equipment off or set back outside occupied hours (Mon-Fri 7am-6pm, Sat 9am-1pm); energy use at or below the EUI target.
The owner confirmed on 2026-10-14 that this program is in place and being followed by Example Mechanical; the most recent recorded service was 2026-09-20.
2. Equipment inventory (L2.1)
| System | Item | Make/model | Year | Size | Location |
|---|---|---|---|---|---|
| Heating, ventilation and air conditioning | Rooftop packaged unit RTU-1 | Carrier 48TC | 2014 | 10 tons, electric | Roof |
| Heating, ventilation and air conditioning | Rooftop packaged unit RTU-2 | Carrier 48TC | 2014 | 10 tons, electric | Roof |
| Domestic hot water | Gas water heater | A.O. Smith BTH-120 | 2018 | 100 gal, natural gas | Mechanical room |
| Controls | Programmable thermostats | Honeywell VisionPRO 8000 | 2019 | electric | Each floor |
3. Responsibilities (L2.2)
Maintenance is performed by Example Mechanical. The Energy Manager (Tier Two Partners) authorizes work, keeps the records, and reviews this program.
Current practice reported by the owner: Example Mechanical changes filters every quarter, services the rooftop units each spring and fall, and checks the water heater and thermostat schedules once a year.
4. Maintenance performed by Example Mechanical (6.3, L2.2.4)
These tasks are taken from the service provider's own maintenance records for this building. The category tables that follow add the remaining Annex L items and condition indicators.
| Equipment | Task | Frequency | Last done |
|---|---|---|---|
| RTU-1, RTU-2 | Replace filters | Quarterly | |
| RTU-1, RTU-2 | Check belts, clean condenser coils, check refrigerant | Semi-annual | |
| Water heater | Flush tank, check burner and relief valve | Annual | |
| Thermostats | Check occupied and unoccupied schedules | Quarterly |
4.1 Heating, ventilation and air conditioning: tasks, frequencies, condition indicators (6.4.1, L2.2.2 to L2.2.4)
| Task | Frequency | Unacceptable condition |
|---|---|---|
| Replace or clean air filters | Quarterly | Filter pressure drop above manufacturer limit, visible loading |
| Inspect belts, bearings, fans and motors; lubricate as required | Semi-annually | Noise, vibration, belt wear, high motor amps |
| Clean condenser and evaporator coils; check refrigerant charge | Annually | High head pressure, low capacity, frosting |
| Check economizer dampers and actuators for full travel | Semi-annually | Damper stuck or not modulating to outside air |
| Verify thermostat/controller schedules and set points | Quarterly | Unit running outside occupied hours |
4.2 Domestic hot water: tasks, frequencies, condition indicators (6.4.1, L2.2.2 to L2.2.4)
| Task | Frequency | Unacceptable condition |
|---|---|---|
| Flush tank and inspect anode | Annually | Sediment, rumbling, reduced recovery |
| Verify storage and delivery temperature set points | Semi-annually | Temperature above or below set point |
| Inspect recirculation pump and controls/timer | Semi-annually | Pump running 24/7 without need |
4.3 Controls: tasks, frequencies, condition indicators (6.4.1, L2.2.2 to L2.2.4)
| Task | Frequency | Unacceptable condition |
|---|---|---|
| Review schedules, set points and overrides; remove stale overrides | Quarterly | Equipment on outside schedule, manual overrides left on |
| Calibrate key sensors (space, supply air, outside air) | Annually | Sensor reading differs from reference by more than 2°F |
4.4 Building envelope: tasks, frequencies, condition indicators (6.4.1, L2.2.2 to L2.2.4)
| Task | Frequency | Unacceptable condition |
|---|---|---|
| Inspect doors, windows and weatherstripping; repair air leaks | Annually | Drafts, damaged seals, doors not closing |
| Inspect roof and insulation for damage or moisture | Annually | Wet insulation, roof membrane damage |
4.5 Lighting: tasks, frequencies, condition indicators (6.4.1, L2.2.2 to L2.2.4)
| Task | Frequency | Unacceptable condition |
|---|---|---|
| Check occupancy sensors, photocells and time clocks | Semi-annually | Lights on in unoccupied spaces or daytime |
| Replace failed lamps/drivers with equal or more efficient products | As needed | Failed or flickering fixtures |
5. Access, changes and tenant improvements (6.4.2, 6.4.3, 6.5)
- Safe and reasonable access is kept to all listed equipment for inspection, maintenance and repair.
- This program is re-evaluated when the building's use changes or renovations affect its operation.
- Tenant improvements that change space use or move partitions are reviewed by the Energy Manager so they don't raise net energy use beyond what the change in target allows.
6. Replacement policy (6.6)
- Replacement HVAC, water heating, refrigeration equipment and appliances meet the most stringent efficiency requirements of federal and state equipment standards and the building code.
- Replacement lighting meets the same requirements and does not increase installed lighting power unless light levels are below IES recommendations.
7. Documentation and tracking (L2.2.5, L2.3)
- Each completed task is logged with the date, who did it, what was found and what was done, in the maintenance log kept with this program (paper or electronic).
- Equipment past its useful life is flagged in the inventory.
- If an unacceptable condition is found on two consecutive inspections, the owner or Energy Manager investigates the cause.
- Emergency contacts and shut-off procedures are posted in the mechanical room and kept with this program.
8. Revisions (L2.4)
This program is reviewed and revised when the building or its use changes in a way that affects system performance, when components change, when a system can't meet its objectives, or when the maintenance provider recommends it.
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