When you stay on top of deadlines and understand what your data is telling you, you’ll avoid fines and unlock ways to run your building more efficiently. Need help? Check out NYC.gov’s resources or connect with a local energy consultant who can guide you through the process.
If you own or manage a building in New York City, you've probably heard about LL84 benchmarking. It’s a key part of the city’s mission to improve energy efficiency and combat climate change. But this law isn’t just about compliance—it’s about making smarter decisions for your property and saving money along the way.
So, what is LL84? And how can you make sure your building is compliant without getting tangled up in technical jargon or paperwork? Let’s break it down together.
What is LL84 Benchmarking?
Local Law 84 (LL84) is part of NYC’s Greener, Greater Buildings Plan. If you own a large building, you’re required to measure and report your energy and water usage every year. That info gets submitted through ENERGY STAR® Portfolio Manager—a free, easy-to-use online tool from the U.S. Environmental Protection Agency.
In plain terms, LL84 benchmarking gives building owners a clearer picture of how efficiently their property is using energy. It’s like a report card for your building—and it helps identify where you can cut costs or improve performance.
Here’s who needs to comply:
Residential buildings over 25,000 square feet
Commercial buildings over 25,000 square feet
Groups of buildings on one lot totaling 100,000 square feet or more
You’ve got until May 1st each year to submit your data. Miss the deadline? You could face fines up to $500 per quarter, per property.
Pro tip: You actually get four chances to file—May 1, August 1, November 1, and February 1 of the following year. But each missed deadline adds another fine. If the city makes a mistake and wrongly flags your property, you can challenge the violation with supporting documents.
Why LL84 Benchmarking Matters
Sure, staying compliant is important—but LL84 benchmarking can also help you run your building smarter. When you track your energy use, you can find hidden inefficiencies, cut unnecessary costs, and plan upgrades that really make a difference.
It’s also a win for your reputation. Tenants and investors love buildings that are sustainable and cost-efficient. Plus, LL84 connects to other NYC laws, like Local Law 97, that aim to make buildings cleaner and greener.
Since 2020, Local Law 33 (LL33) has made things even more transparent. Now, your building gets a public letter grade based on how energy-efficient it is:
A = 85–100
B = 70–84
C = 55–69
D = 1–54
F = Failure to submit data
These grades have to be posted where people can see them—just like restaurant health scores. If you don’t submit your benchmarking info by May 1, your building gets an automatic F.
Step-by-Step: How to Comply with LL84
Gather the Right Info
Start by collecting your building’s basic details: square footage, occupancy type, energy and water meter data—basically everything that affects how the building operates. Don’t forget common areas and retail spaces.
Use ENERGY STAR® Portfolio Manager
Create an account or sign in, then enter all your data. The tool will calculate your energy use intensity (EUI) and compare your building’s performance to others like it across the country.
Double-Check Everything
NYC wants accurate data, so it’s smart to have a professional review your submission—especially if you manage multiple properties. It can save you from future headaches.
Submit by May 1
That’s the deadline set by the NYC benchmarking law. Submit your report through the Portfolio Manager and make sure it gets shared with the city. Don’t assume—it’s worth confirming.
Know Your Grade
Once you’ve submitted everything, your building will get a score from 1 to 100. That number becomes your official letter grade under LL33.
If your building isn’t covered by ENERGY STAR, it’ll get an “N” grade instead—meaning “not applicable.”
Keep Up With Changes
NYC’s rules evolve over time. Make sure someone on your team is tracking updates to the NYC benchmarking law, so you stay ahead of the game.
What to Do With the Data: Plan Your Next Move
Here’s where the real magic happens. Once you’ve benchmarked your building, it’s time to dig into the results. High energy use could mean outdated systems or areas with poor insulation. Use this insight to map out smart building upgrades.
For example, maybe your boiler is using more energy than it should. Or perhaps your windows are letting in too much heat in summer. This is the perfect chance to invest in upgrades that lower your bills and make tenants more comfortable.
And remember: targeted building upgrades not only save energy—they can also increase your property’s value over time.
Wrapping It Up
Complying with LL84 benchmarking doesn’t have to be stressful. With the right tools and a step-by-step plan, you can turn a legal requirement into a valuable opportunity.
When you stay on top of deadlines and understand what your data is telling you, you’ll avoid fines and unlock ways to run your building more efficiently.
Need help? Check out NYC.gov’s resources or connect with a local energy consultant who can guide you through the process.
Don’t wait for the deadline to sneak up. Start gathering your data today—and take control of your building’s energy future.
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