Tag: MEP

MEP Services — July 2017 Newsletter

2017-EPA-ENERGY-STAR Partner-of-the-Year

Maximum Energy Professionals “MEP” is pleased to announce the promotion of Daniel Moore to Sustainability Manager. Daniel has been with MEP for over 2 years now, beginning as an intern and then as a Project Associate. During his time with MEP Daniel has expanded his role from running company social media accounts and data entry to completing ENERGY STAR applications and assisting our Principal Engineer Glenn Tanner with Energy Audits and Property Condition Assessment building inspections.

Daniel’s interest in sustainability goes back to his youth, but his expertise began when he attended Chapman University where he earned his B.S. in Environmental Science & Policy. He started at MEP in 2015 and has become an important team member. Daniel has streamlined our ENERGY STAR certification process, freeing up Principal Engineer, Glenn Tanner, to tackle design projects and our Principal Business Development, Lisa Tanner, to focus on client relationships, business strategy, and developing new projects.

Daniel has become an expert at the EPA’s ENERGY STAR tool Portfolio Manager and has completed well over 400 building applications. In May 2016 Daniel attained the designation of LEED Green Associate and will be assisting with any future LEED projects. Daniel also writes monthly blog articles that can be found on the company website at the following link : http://mep-llc.com/blog.html. His articles cover a wide array of sustainability related topics from Net-zero energy buildings to energy benchmarking policy and even the future of our utility infrastructure.

Whether he is in the field inspecting rooftop HVAC equipment or in the office crunching numbers in Microsoft excel for an energy audit, Daniel’s contributions to the company are invaluable and we look forward to seeing him grow in his new position.

This Blog article has been posted by Maximum Energy Professionals “MEP”, a mechanical engineering firm located in Torrance, CA. For information on Sustainability Services including: ENERGY STAR utility benchmarking and award certification, California AB802 Compliance, City of Los Angeles EBEWE Compliance, our Utility Data Management Software dashboard, ASHRAE energy audits, LEED, and energy conservation/green Mechanical-Electrical-Plumbing systems and equipment design, please give us a call at 310-782-1410 or visit our website at www.mep-llc.com


Is Green Building and Design the Right Fit for Your Building?

There remains a wide range of concepts and practices that people define as ‘Green Building’. The term can mean anything from a building project that has a net positive environmental impact to a building project that is simply less environmentally detrimental in comparison to other buildings. The main goal of green building is to execute your construction and design project in such a way that it maximizes efficiency and minimizes disruption of land, water, energy and resources. In some cases green building projects can actually be regenerative for the land on which they are built. The health and well-being of the construct’s occupants is also considered even during the preliminary stages. What follows is a brief overview of what green building and design is and why you should be considering it.

In a green building and design project the most important stage is the beginning. Without proper planning, materials, and coordination the economic feasibility of a green design project can be put in jeopardy even before ground is broken. With deliberate action, concerted vision, and the right team, green design can be an excellent option for contractors and property owners alike. By considering and utilizing the natural setting around a project one can take advantage of variables that would be overlooked in other design projects such as sunrise and sunset, locally available materials, nearby water sources, and other benefits allotted by the site’s surrounding landscape. A green building design project takes a construct’s entire lifespan into consideration. This means many of the positives afforded (and drawbacks avoided) by green building continue well past the construction stage and on through the structure’s entire existence.

There is a pervasive misconception that green building projects cost more than their counterparts. While this may be true in some cases, there are many instances where green design can cost the same or even be cheaper than standard building activities. This is particularly so when one considers long-term costs like future utility expenses, the possibility of remediation projects, and other disbursements incurred by ignoring ecological and environmental factors during the construction and design process.

New laws and regulations like CALGreen make green building and design an even more incentivized option. While green building offers its own benefits, policies like CALGreen reward those already involved in green building and design while simultaneously encouraging more to adopt the practices. The CALGreen building code is abided with ease when green building design is properly implemented. The policies align with the practices of the industry, allowing green building vets to comply with these recent regulations with ease.

At MEP, our team of professionals assists our clients not just in complying with policies like CALGreen and Title XXIV, but finding the right green building design project for you. From our specialized energy conservation consulting services, to feasibility studies, and through design and preparation of construction documents and construction phase services, MEP assists customers in all phases of green building design. Services offered by MEP like LEED certification, LEED commissioning, feasibility studies, ASHRAE Level I and II Audits, Green Property Needs Assessments, and ENERGY STAR Benchmarking and Certification can keep your building’s green improvements increasing after your green design project is complete. Contact MEP today to find the right fit for your project and start reaping all the benefits this burgeoning industry has to offer.

Popular Services of Maximum Energy Professionals


At MEP we aim to provide customized energy efficiency and engineering design services to building owners and managers that allow them to save money on their utilities, while at the same time reducing their carbon footprint and becoming better stewards of the environment. We offer a wide array of services that range from providing construction defect expert witness to engineering design services. Our employees keep up to date on upcoming legislation like California’s AB 802 and Los Angeles’ Existing Buildings Energy and Water Efficiency mandate “EBEWE” to help our customers comply without having to bury themselves in research. We help building owners and operators understand and improve their buildings, enhancing the workspace of thousands. Here are just a few of the most often requested ways in which we do just that.

Construction Defect Expert Witness
MEP offers Construction defect expert witness services. Our experienced Principal Engineer, Glenn Tanner, has been assisting our commercial, industrial, shopping center, multi-family, medical, educational and hospitality customers as a construction defect expert witness since 1990. He serves as a construction expert witness, and testifies on many facets of the construction process, including issues involving construction maintenance, construction defects, and construction management. We write reports that cover construction mediation, construction scheduling, construction standards of care, and construction cost estimates. We also testify on forensic construction investigations, construction defects, general contractors, licensed contractors, and construction disputes, as well as other issues.

AB 802 and EBEWE
MEP keeps up to date on California’s energy benchmarking legislation. From AB 802 to Los Angeles’ Existing Buildings Energy and Water Efficiency Program “EBEWE”, our staff researches new laws and ordinances to ensure our clients know how to comply with the often complicated and sometimes changing policies. In AB 802’s case our employees have attended webinars and followed the drafts’ changes via e-mail updates to be able to ensure our clients would have the most up to date information possible. We walk building owners and operators through the process and assist them with using ENERGY STAR’s Portfolio Manager to benchmark their buildings energy usage. Transparency and benchmarking laws like California’s AB 802 are growing increasingly common so if you are not already required to comply with one, it is possible that you will have to soon. Contact MEP today to see what transparency and benchmarking laws there are in your neck of the woods.

ESA Los Angeles
An ESA or Energy Services Agreement is a contract that allows energy efficiency to be packaged as a service that building owners pay for through savings, and that generally requires no (or minimal) upfront costs to the building owner. An ESA is an alternative to using equity or a traditional loan to retrofit a building. An ESA serves as a written agreement between a housing authority and an energy services company outlining the work to be done under a performance contract. For housing authorities, the ESA must contain the following elements: savings guarantee, scope of work, savings calculation methodology, and financing terms. Aside from retrofitting buildings without putting up capital, an ESA can solve specific issues that typically make investing in energy efficiency difficult for various types of real estate owners. MEP assists commercial, educational, healthcare and municipal customers with their ESA needs.

ASHRAE Level I & Level II Energy Audit
In the past 25 years MEP has conducted over 1,000 ASHRAE Energy Audits on commercial, educational, and institutional customers. That adds up to well over 1 billion square feet of audited real estate. Our company is frequently hired by other sustainability consultants to help with audits due to the rigorous technical requirements of ASHRAE Level I & II audits. ASHRAE Level I & II audits require superior expertise and knowledge that we are able to provide due to our many years of audit experience. Energy audits help building owners understand their energy use and identify problem areas to target for energy use reduction and savings.

Engineering Design Services
MEP offers a wide spectrum of engineering design services. Our company performs mechanical and plumbing system design, electrical system design, and green building design. MEP has over two and a half decades of engineering design experience. We have provided engineering design services to a broad array of clients including commercial, educational, healthcare, and municipal projects. Our engineering design services extend into our sustainability work as we assist customers with the adoption of California Green Building Standards Code (CALGreen) in their design approach. We provide specialized energy conservation consulting all the way from feasibility studies through design and preparation of construction documents and the construction phase.

Property Condition Assessment
MEP has been performing Property Condition Assessment services involving the sale and financing of properties all across the United States and even internationally since 1990. We have over 2,000 Property Condition Assessments to our company name and have assessed and reported on over 3 billion SF of property. We perform Property Condition Assessments on all sorts of property types including commercial, industrial, shopping center, multi-family, medical, educational, and hospitality. We inspect mechanical-electrical-plumbing and fire life safety and create all report documents associated with Property Condition Assessments.

Whether you need help with an expertly performed ASHRAE Level II energy audit or require a construction defect expert witness MEP has the expertise for the job. Check out the rest of our website at http://www.mep-llc.com to view some of our other services like LEED certification and ENERGY STAR. Contact MEP today for more information or to begin your project today!

All About Los Angeles’ Existing Building Energy & Water Efficiency “EBEWE” Ordinance

Energy benchmarking and disclosure laws are popping up across the nation, but Los Angeles building owners are going to be pulling double duty. California’s AB-802 and Los Angeles’ Existing Building Energy and Water Efficiency Ordinance (EBEWE) are both going into effect. We have covered AB-802 in previous blog articles so here we focus on Los Angeles’ EBEWE. You can find our most recent article specifically covering AB-802 at http://mep-llc.com/AB-802-ENERGY-STAR-and-YOUR-Building.html

EBEWE was unanimously adopted by the LA City Council on December 14, 2016. The ordinance is a part of Mayor Eric Garcetti’s Sustainable City plan and is geared toward reducing our buildings’ energy and water consumption. The aim is to reduce energy consumption 30% by the year 2035.

Before performing your building benchmark your building must be registered with the LADBS (Los Angeles Department of Building Safety). This can be done by visiting www.ladbs.org/ebeweregistration and entering the building ID# specified in the letter received from LADBS or from BIO (Building Information Online). There is also an annual disclosure compliance fee of $64.66.

The EBEWE benchmarking process is easy if your building has already received an ENERGY STAR certification in the past year. This is because the ordinance uses Portfolio Manager to benchmark subject buildings. The only thing that you will have to add if you have completed an ENERGY STAR certification recently is your water data. However, if you do not have a Portfolio Manager profile it will take your property a few more steps to comply.

Anyone who has completed an ENERGY STAR application for a multi-tenant building knows that one of the most difficult parts of the process can be getting energy bills from all of their tenants. Thankfully, this will no longer be an impediment since AB-802 requires utility companies to provide full building data upon request. As it stands LADWP is conducting pilot engagements to test new data aggregation systems that will allow them to provide full building data to building owners. This is projected to be fully launched sometime during April 2017. Likewise SoCal Gas is updating their data aggregation process. Their new request form is expected to launch in April 2017 as well.

The EBEWE will first affect owners of buildings >100,000 square feet. Note that this value includes parking structures. Building owners will or have already received letters from the LADBS. The compliance deadline for these buildings is July 1st, 2017. Buildings of different sizes will be required to comply by different dates. For buildings of 50,000 to 100,000 square feet the compliance deadline is April 1st, 2018. For buildings of 20,000 to 50,000 square feet the compliance date is April 1st, 2019. Once a benchmark has been completed covered buildings will need to complete their annual energy and water benchmark every April 1st thereafter.

There are specific situations in which a building does not need to comply with EBEWE, such as when it has been vacant for an entire year with no Certificate of Occupancy, a Demolition permit has been issued, or no energy or water service was provided for an entire year. Single family homes, duplexes, residential hotels, sound stages, TV and film production facilities are also exempt from the EBEWE Ordinance.

Further out are the compliance dates for Energy Star certification and water audit completion and submittal. These are scheduled to begin as early as 2019 and these reports will be required to be completed and submitted every 5 years. Every 5 years thereafter buildings must achieve either an ENERGY STAR certification or have a CA licensed engineer certify they have reduced their Energy Use Intensity by 15%. If this standard is not achieved the building must perform an Energy Audit. For water use intensity the reduction standard is 20%. Subject buildings must either complete a water audit every 5 years starting in 2019 or have a CA licensed engineer confirm that their building has reduced Water Use Intensity by 20% compared to 5 years preceding.

Each benchmark requires building owners to report a full year of energy data (electric, gas, etc.) as well as a full year of water use data. Compliant buildings will have their annual utility consumption data posted to an LADBS database, which will be made public.

You can review the compliance instructions on the LADBS website at the following link: https://www.ladbs.org/services/green-building-sustainability/existing-buildings-energy-water-efficiency-program/how-to-comply-with-ebewe-program

Benchmarking is easier now than it ever has been. Increasing legislative and demonstrative fiscal incentives make it hard to see the downside to performing an energy benchmark.

This Blog article has been posted by Maximum Energy Professionals “MEP”, a mechanical engineering firm located in Torrance, CA. For information on Sustainability Services including: ENERGY STAR utility benchmarking and award certification, California AB802 Compliance, City of Los Angeles EBEWE Compliance, our Utility Data Management Software dashboard, ASHRAE energy audits, LEED, and energy conservation/green Mechanical-Electrical-Plumbing systems and equipment design, please give us a call at 310-782-1410 or visit our website at www.mep-llc.com.