About the Energy Conservation Audit and Disclosure (ECAD) Ordinance
The Austin City Council approved the Energy Conservation Audit and Disclosure
(ECAD) ordinance, Austin City Code Chapter 6-7, to improve the energy efficiency
of Austin homes and buildings that receive electricity from Austin Energy.

View the Guide for Homebuyers, Homesellers, and Homeowners (pdf) to
learn which Austin Energy incentives can help homeowners meet ECAD requirements.


Improving energy efficiency can help reduce electricity bills for renters and owners of homes, multifamily properties, and commercial buildings. The ordinance also helps meet one of the goals of the Austin Climate Protection Plan—offsetting 800 megawatts of peak energy demand by 2020 to reduce Austin’s carbon footprint.


Energy Conservation Audit and Disclosure

 - Determine If You Need an Audit -
To see if your home needs an energy audit, answer the questions on the online tool, the ECAD Audit Self Check.

 

Energy Conservation Audit and Disclosure (ECAD) FAQs
-Single-Family Homes-
What is a single-family home?
The Energy Conservation Audit and Disclosure (ECAD) ordinance defines a single-family home as having fewer than five dwelling units.
If I get my electricity from Austin Energy but live outside the city limits, do I need an ECAD audit?
No. The ordinance applies only to properties both in Austin and that receive electricity from Austin Energy.
Is my condominium affected by the ordinance?
No. Condominiums are not affected by the ECAD ordinance.
How old must my home be to require an ECAD audit if I sell it?
Single-family homes 10 years or older may require an ECAD audit before being sold.
What does the ECAD audit report include?
The ECAD audit report includes the condition and estimated R-value of the attic insulation, the percentage of air leakage through the duct system, the number of windows with direct sunlight for at least an hour a day, and the energy-efficiency rating of the air-conditioning equipment. It also includes suggestions for improving the home’s energy efficiency.
What must I provide to a potential home buyer to show that I had an ECAD audit?
Sellers must provide a copy of the ECAD audit.
What energy-efficiency improvements qualify the home for an exemption from the ECAD ordinance?
The single-family home is exempt from an ECAD audit if it meets any one of the following conditions. Within 10 years before the sale, the home received:
At least three energy-efficiency improvements through the Austin Energy Home Performance with ENERGY STAR® program or an equivalent Austin Energy program. These improvements include: increasing attic insulation to R38; installing solar screens, solar film, or low-E windows; adding radiant barriers in the attic; replacing or insulating ducts; reducing air infiltration and sealing ducts; and installing new qualifying HVAC systems.
A total of $500 in rebates through the Austin Energy Home Performance with ENERGY STAR® program.
Energy-efficiency improvements through the Austin Energy Free Home Improvements program, which is offered only to customers with low-to-moderate incomes.
What can I provide a potential home buyer to show that I completed energy-efficiency improvements?
Austin Energy provides homeowners and prospective buyers with information about the energy-efficiency improvements a home has received through Austin Energy programs. Requestors can call 974-7827 or email Austin Energy with the home’s address and their telephone number.
Does the ECAD ordinance require that I provide a potential home buyer with monthly electricity bills?
No. Home sellers do not have to provide utility bills to home buyers. The only required document is the ECAD audit, unless the home has a variance or an exemption. Providing a home buyer with past electricity bills does not replace the required ECAD audit.
My home had an energy audit and I made energy-efficiency improvements within 10 years after the audit. How can I get these improvements on record with the City of Austin?
Austin Energy keeps records of energy audits and energy-efficiency improvements made by registered Austin Energy contractors.
Is my home exempt from the ECAD ordinance if I implemented energy-efficiency measures without participating in an Austin Energy residential energy-efficiency program?
Only improvements made through the Austin Energy Home Performance with ENERGY STAR® program or an equivalent Austin Energy program can exempt your home from the ECAD ordinance. The quality of materials and methods can be ensured only if the work is performed under the guidelines of an Austin Energy program.
If a house is scheduled for demolition by a new owner, does it need an ECAD audit before the sale?
The home may receive a variance if a variance request is submitted to Austin Energy prior to the time of sale and the new owner applies no later than six months after the sale for a permit to demolish the home.
If the home buyer plans to substantially remodel the home, does it need an ECAD audit before the sale?
The home may receive a variance if the buyer applies no later than six months after the sale for a building permit to substantially remodel the home. The seller and buyer must submit a variance request and enter into a binding agreement where the buyer agrees to complete an ECAD audit no later than six months after the remodel.
How do I apply for a variance to the ECAD ordinance?
View the Variance Application for Residence Demolition.
View the Variance Application for Residence Substantial Remodel.
To apply for a variance, submit a Variance Application by email, or print out an ECAD Variance Application and send it to the Director of Energy Efficiency Services, Austin Energy, 811 Barton Springs Road, Third Floor, Austin, TX 78704.
What if I sell the house without having an audit?
Non-compliance with the ECAD ordinance is a Class C misdemeanor. Reported violations will be forwarded to the City of Austin Legal Department for review and action.
How many homes does the ECAD ordinance affect?
It is estimated the ordinance could affect about 3,000 homes each year.
-ECAD Audits-
Who performs the ECAD audit?
The ECAD audit must be performed by an auditor who is a certified Residential Energy Services Network (RESNET) Rater or a Building Performance Institute (BPI) Building Analyst Professional. Austin Energy maintains a Web-based list of certified ECAD auditors who have registered with Austin Energy. In addition to being certified, these auditors must attend an Austin Energy orientation and meet other guidelines.
How long does an ECAD home audit generally take?
An ECAD audit takes about one hour per thousand square feet of a home.
What home components does an ECAD auditor evaluate?
The ECAD auditor evaluates the home’s windows, attic insulation, air conditioning and heating system, and the air duct system.
What information is included in the ECAD home audit report?
The ECAD audit report for a single-family home includes:
Attic insulation’s condition and estimated R-value.
Percentage of air leakage from the duct system.
Number of windows receiving more than one hour of direct sunlight.
Estimated air conditioning system SEER (Seasonal Energy Efficiency Ratio) value and general condition of the mechanical system.
Recommendations for improving the home’s energy efficiency.
What does the ECAD audit report look like?
The ECAD audit is a multipart form that includes the evaluation of the audited home components, recommendations for energy-efficiency upgrades, and information about Austin Energy loan and rebate programs.
How much does an ECAD home audit cost?
The estimated cost of an ECAD audit is from $200 to $300 for a typical single-family home 1,800 square feet or smaller with a single air-conditioning system. Auditors set their own prices, which depend on the size of the home.
What is the difference between the required ECAD audit and the free energy analysis available through the Austin Energy Power Saver™ Program?
ECAD audits are required by law. They must be conducted by a BPI Building Analyst Professional or a RESNET Home Energy Rater. The contractors who perform free energy analyses for Austin Energy’s Power Saver™ Program are not required to be BPI or RESNET certified. They are listed on the Austin Energy website as Power Saver™ Program participating companies.
What is Austin Energy’s role with the ECAD audits and the ECAD ordinance?
Austin Energy verifies that ECAD auditors are certified as RESNET Raters or BPI Building Analyst Professionals. Austin Energy also collects and maintains ECAD audit records.
Where are the results of the ECAD audits stored?
ECAD auditors provide audit results to Austin Energy, which keeps a record of each audit.
-ECAD Auditors-
What qualifies an ECAD auditor to perform energy audits under the ECAD ordinance?
ECAD auditors must be certified by the Building Performance Institute (BPI) or the Residential Energy Services Network (RESNET). For more information about becoming an ECAD auditor, please call 974-7827 or email Austin Energy.
How do energy auditors get certified to conduct ECAD audits?
First, they must pass the BPI Building Analyst Professional online written exam and field test or the RESNET Home Energy Rater online test.
Who provides the preparatory training for certifications?
You can find lists of training providers at the websites of the certifying organizations: the Building Performance Institute (BPI) and the Residential Energy Services Network (RESNET).
View BPI training providers.
View RESNET training providers.
Local training providers that have informed Austin Energy of their RESNET or BPI training programs include Atlas Efficiency Solutions, Green Energy Audit Certification, and Texas Home Energy Raters Organization.
How long does the training take?
The preparatory training usually takes up to five days depending on the training provider. The training includes both classroom and field training.
How much does the preparatory training cost?
BPI and RESNET training, testing, and certification costs are available from the training providers.
Can non-certified auditors perform ECAD audits if they work under a certified auditor?
No. All ECAD auditors must be BPI or RESNET certified and perform the audits themselves.
How do I know that an energy auditor has the required certification?
Owners may ask ECAD auditors to show their BPI or RESNET certification card.
Do ECAD auditors have to get additional certifications to perform ECAD audits for multifamily properties?
No. ECAD auditors can perform audits for single-family and multifamily properties. However, some may choose to specialize in one or the other.
Do ECAD auditors have to get additional certifications to perform ECAD audits for commercial buildings?
No. Commercial buildings only need to have an energy rating. Building owners do not need to use ECAD auditors or have an energy audit.
Do ECAD auditors need special audit software, thermal imaging capabilities, and blower door testing equipment?
ECAD auditors need a duct blaster to measure duct leakage. BPI or RESNET may identify other equipment and software needed to meet their certification requirements.
Are ECAD auditors required to perform a duct blower test?
Yes. ECAD auditors need to perform a duct blower test to determine duct system leakage.
-Energy-Efficiency Improvements-
What energy-efficiency improvements might be needed under the ECAD ordinance?
The ECAD ordinance does not require single-family homes to make energy-efficiency improvements. However, certain improvements made through the Austin Energy Home Performance with ENERGY STAR® program or an equivalent Austin Energy program can exempt the home from the ECAD audit. These improvements include: increasing attic insulation to R38; installing solar screens, solar film, or low-E windows; adding radiant barriers in the attic; replacing or insulating ducts; reducing air infiltration and sealing ducts; and installing new qualifying HVAC systems.
Does Austin Energy offer any rebates or assistance for making energy-efficiency improvements?
Austin Energy offers a variety of energy-efficiency programs that include rebates for owners of residential, multifamily, and commercial buildings.
What is the average rebate for each energy-efficiency improvement?
The average Austin Energy rebate varies by each energy-efficiency improvement but may cover up to 15% of the total installed cost. Austin Energy and Texas Gas Service both offer rebates for attic insulation and duct repair. Together the rebates cover almost half the cost of these two improvements. Federal tax credits are also available for a number of efficiency improvements.
How do I apply for rebates?
For information about applying for rebates, see Austin Energy’s Energy Efficiency Programs and Offerings. Customers can also call a participating company and request a bid for energy-efficiency improvements.
-Multifamily Properties-
What is a multifamily property?
The Energy Conservation Audit and Disclosure (ECAD) ordinance defines a multifamily property as a property with five or more dwelling units.
Does my condominium have to comply with this ordinance?
No. Condominiums are not subject to the ECAD ordinance.
When does Austin Energy plan to complete gathering data on per-square-foot energy use in multifamily properties?
Austin Energy expects to have the average per-square-foot-area energy use for multifamily properties by the end of 2011.
How do I make the per-square-foot energy use of my multifamily property available to the public?
The ECAD ordinance requires posting results of the ECAD audit at the property and providing them to current and prospective tenants and to prospective buyers.
What is a high energy-use multifamily property?
A multifamily property is considered high energy-use if its per-square-foot energy use exceeds the average energy use of multifamily properties in the Austin Energy service area by 150% or more.
What do I need to do if the multifamily property I own is a high energy-use property?
Austin Energy will notify owners if their multifamily property is a high energy-use property. Owners must then complete the energy-efficiency upgrades needed to bring the property within a per-square-foot energy use of 110% of the average for multifamily properties.
How much time do I have to make the necessary upgrades to be within 110% of the average per-square-foot energy use?
Owners have 18 months from the date of the notification to make energy-efficiency improvements, or they may apply for an extension within 90 days of receiving notice.
What are the most common cost-effective upgrades for a multifamily property?
The most common cost-effective upgrades include air duct sealing, attic insulation, and solar screens or window film. Austin Energy has rebates and low cost loans for owners to improve the multifamily property’s energy efficiency.
Can ECAD auditors perform audits for both single-family homes and multifamily properties?
Yes. They are qualified to audit both, but may choose to specialize in one type of property.
-Commercial Buildings-
How do I determine my commercial building’s energy rating?
Building owners should provide to Austin Energy their energy-use rating by utilizing one of the two approved energy-use rating systems:
Use the Portfolio Managerrating tool from ENERGY STAR if your building is one of these types: Banks, Financial Institutions, Courthouses, Data Centers, Dormitories/Residence Halls, Hospitals (Acute Care and Children’s), Hotels, Houses of Worship, K-12 schools, Medical Offices, Multifamily Housing, Offices, Retail Stores, Parking Garages, Supermarkets, Swimming Pools and Warehouses.
Use the Austin Energy Business Energy Analysis rating tool for all other buildings less than 100,000 square feet.

If a rating cannot be determined, or help is needed, email Austin Energy.
How to Submit Your Rating
The online tool above will give a rating between 1 and 100 which indicates the overall energy use of the building compared to similar buildings. Factors such as weather and operating hours are part of the calculation. Businesses should submit the ECAD commercial disclosure form found on Austin Energy’s web site with the building rating to Austin Energy, fax 512-505-3932, or email Austin Energy.
What information do I need to enter into Portfolio Manager?
Portfolio Manager uses building-sector specific inputs, such as square feet, operating hours, and the number of workers on each shift, along with utility use, to normalize against national data for climate from the Commercial Building Energy Consumption Survey (CBECS) data.
What if Portfolio Manager can’t rate my building?
Portfolio Manager may not be able to rate some specialized commercial facilities. If it can’t perform a rating, Portfolio Manager displays a reason. Building owners should email that reason to Austin Energy.
What is the time frame for rating my commercial building?
A building more than 10 years old by June 1, 2009 must have an energy use rating calculated by June 1, 2011. Other buildings must be rated before they are 10 years old.
Am I required to provide Austin Energy with a copy of the rating?
Yes. Commercial building owners must report their rating. Austin Energy reserves the right to request additional details to verify the inputs.
Is there a minimum rating required for commercial buildings?
No. Commercial building owners need only to report the rating. However, City Council has set voluntary goals for commercial buildings to improve their energy-efficiency rating. If your score is…
You should…

75 or higher
(no action necessary)

63-74
Raise the score to 75

42-62
Raise the score by 20%

Below 42
Raise the score to 50


Are commercial buildings that do not meet the minimum rating required to make energy-efficiency upgrades?
No. Energy-efficiency upgrades are not required. The City has set voluntary energy efficiency goals for commercial buildings. Austin Energy supports the city’s goals for energy efficiency by encouraging participation in its commercial energy-efficiency programs.
Does Austin Energy make the rating of commercial buildings available to the public?
No.
If I own a commercial building, but the tenant pays the utility bills and maintains the building, am I required to report the building’s rating?
Yes. The building owner is responsible for rating the building.
If I maintain the commercial building and pay the utility bills, but do not own the building, am I required to report the building’s rating?
No. The building owner is responsible for rating their building. Tenants should cooperate with building owners in the rating of the buildings.
My commercial building is served by a master meter with other facilities; there is no sub-metering to determine my building’s actual use. How can I rate my building?
Owners should rate it as a whole.
Does anyone review my rating inputs for accuracy or compliance?
Austin Energy reserves the right to randomly audit commercial building ratings.
The energy rating systems use Commercial Building Energy Consumption Survey (CBECS) data. What if updates to CBECS data cause my energy rating to drop below 50?
Nothing. The energy-efficiency goals are voluntary. Austin Energy supports the city’s energy-efficiency goals by encouraging participation in its commercial energy-efficiency programs.
I own several commercial buildings. Can I rate and report them as one portfolio?
Building owners must rate and report each commercial building individually. However, Portfolio Manager lets them create and manage a portfolio of multiple buildings.
I don’t have access to my natural gas bills. Does this invalidate my rating?
Yes. Portfolio Manager requires accurate ratings on all fuel sources including natural gas.
Does it impact the rating if my building is only partly occupied?
Yes. Occupancy is incorporated in the Portfolio Manager rating.
What happens when occupancy changes within a year? Does that make it impossible to obtain a rating?
Portfolio Manager lets users adjust occupancy as it changes, allowing for a rating when occupancy is not static. It is still possible to rate the building.
Do I receive notification if I am not in compliance?
Yes, Austin Energy sends out notices of non-compliance to owners who do not rate their buildings and report those ratings to Austin Energy.
Does Austin Energy provide automatic electric utility uploads to my Portfolio Manager account?
Austin Energy is currently working with the Environmental Protection Agency (EPA) to allow automatic uploading of electric utility bills into Portfolio Manager.
Does Texas Gas Service provide automatic updates for my Portfolio Manager account?
At this point, Austin Energy is unaware of plans for this service. Gas data must be entered manually.
What do I need to do if my commercial building is less than 10 years old and I decide to sell it?
It is the seller’s responsibility to report the building’s energy rating to Austin Energy and share the score with potential buyers.
Does Portfolio Manager let me transfer my building rating to the new owner?
Yes.
Are buildings owned by the State of Texas required to comply with the ECAD ordinance?
No.
Are university buildings required to comply with the ECAD ordinance?
State universities, such as the University of Texas, are not required to comply with the ECAD ordinance. Private universities are required to comply with the ECAD ordinance.
 

 

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How green can we get?
Austin Energy's goals for renewable sources would rank us high nationally

 

To understand why Austin Energy is proposing a major shift toward wind and solar power a shift that will raise bills 20 percent over the next decade, according to the utility's best estimates it's important to realize just how much weight city leaders have placed on environmental stewardship.

Austin's leaders have proclaimed that the city should be the nation's leader in combating global climate change. Austin Energy, the city-owned electricity provider, has crafted a much-debated proposal to begin weaning itself off coal and onto cleaner sources such as wind and solar. The City Council is scheduled to vote on the plan next month.

Roger Duncan, Austin Energy's general manager, says the plan will keep Austin in the industry's vanguard. It has been praised by advocates and knocked by critics for essentially the same reason: its aggressiveness.

But in the fast-changing world of energy, where would that place Austin?

Austin Energy put itself on the map with its landmark GreenChoice program, which allows customers to buy wind power at a fixed 10-year price.

But that program has relied on big businesses, which account for roughly 80 percent of GreenChoice sales. Relatively few residents have opted for GreenChoice, which in recent years has been more expensive than standard electric rates.

Austin Energy says it needs to expand its efforts to satisfy the city's green goals.

According to the new plan, by 2020, Austin would get 35 percent of its electricity from renewables, up from 11 percent now.
 

By Marty Toohey AMERICAN-STATESMAN STAFF
Updated: 12:33 p.m. Sunday, Feb. 21, 2010


HOMES: Big green wave                            Austin Statesman Green

 

As Austin knows and the nation is discovering, building thoughtfully can help both environment and homeowners.

Austin helped get it started. And now, it's everywhere you look.

Green building — the ubiquitous shorthand for using sustainable, environmentally friendly construction practices and materials — has become much more than a trend. For an increasing number of builders, it's become standard practice.

By the end of 2007, nearly 100,000 homes across the country had been certified green, according to the National Association of Home Builders.

The green movement was incubated in part by advocates in Central Texas, and those efforts continue with events such as the Austin Green Living & Home Products Expo, scheduled at Austin Convention Center. Consumers will be able to attend green-focused workshops and check out the latest in eco-friendly home and garden products.

Green building proponents say there's no end in sight to the movement's growth, and the proof can be found at every major home builders' conference.   


THE AMERICAN-STATESMAN
Sunday, April 13, 2008

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