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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.

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.

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)

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.

4.1 Heating, ventilation and air conditioning: tasks, frequencies, condition indicators (6.4.1, L2.2.2 to L2.2.4)

4.2 Domestic hot water: tasks, frequencies, condition indicators (6.4.1, L2.2.2 to L2.2.4)

4.3 Controls: tasks, frequencies, condition indicators (6.4.1, L2.2.2 to L2.2.4)

4.4 Building envelope: tasks, frequencies, condition indicators (6.4.1, L2.2.2 to L2.2.4)

4.5 Lighting: tasks, frequencies, condition indicators (6.4.1, L2.2.2 to L2.2.4)

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.