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U.S. Department of Energy Energy Efficiency and Renewable Energy

Energy-Performance-Based Acquisition for Commercial Buildings

Energy-performance-based acquisition is the process of considering well-defined energy performance goals and incentives for the entire building lifecycle, including planning, design, construction, and operation. Learn more about a typical energy-performance-based project using the steps and resources below.

Explore the Steps for an Energy-Performance-Based Project

Keeping a focus on energy efficiency, these steps outline five time-phased efforts central to setting and attaining energy goals for new commercial buildings.

Download the Detailed How-To Guide

The how-to guide describes in detail the actions that owners, designers, contractors, and other project team members can take to help ensure aggressive energy savings are achieved in design and construction and maintained over time.

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See Energy-Performance-Based Case Studies

Aggressive energy savings of 50% over code are possible using the energy-focused acquisition approach shown in these examples.

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See Annotated RFP Examples

The National Renewable Energy Laboratory (NREL) has annotated example request for proposals (RFPs) to highlight the energy-performance-based acquisition process.

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Step
1

Define a Performance-Based Acquisition Process

A building owner should initiate a project by defining a building lifecycle process that allows for a continued focus on an energy goal.

To execute this step:

  • Decide that energy performance is a primary project goal
  • Select a project delivery method that will enable the project team to track and cost-effectively achieve aggressive energy performance  
  • Define project delivery incentives that drive the project team to continuously focus on an energy performance goal
  • Assemble an integrated project team where all members share some responsibility for the energy performance goal.
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Step
2

Develop an Energy Performance Goal

A building owner should select a single, measurable energy goal.

To execute this step:

  • Specify key project parameters and drivers of energy use in the building
  • Set an energy performance goal specific to the building type and climate.
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Step
3

Require Energy Performance

Once developed, the energy goal and other energy-related language must be included in a request for proposal (RFP).

To execute this step:

  • Include system-specific requirements, such as data center efficiency, to direct the project-team focus toward large energy users
  • Use a tiered structure to prioritize the energy goal among other project goals.
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Step
4

Manage the Performance-Based-Acquisition Process

Once the project is in motion, the project team should be unified by the energy goal and revisit it often, along with schedule and budget considerations.

To execute this step:

  • Require that the energy goals be substantiated through contract-defined calculation methods at each phase of design
  • Use the results and feedback provided through the substantiation process with the following strategies to balance cost and energy efficiency:
    • Design strategies, such as allowing cost tradeoffs across disciplines
    • Construction strategies, such as using modular construction, and
    • Project management strategies, such as allowing and encouraging cross-discipline communication.
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Step
5

Verify Energy Performance

A building owner must be able to obtain feedback on a building's energy performance throughout the warranty phase and beyond. The owner must also compare the results to model predictions and leverage the design team to correct installation or control mistakes that inhibit energy performance.

To execute this step:

  • Require submetering of each building system end use, such as lighting, plug loads, and heating, ventilation and air conditioning (HVAC)
  • Compare end-use energy budgets to the submetered results
  • Use a financial incentive to drive the design and construction team to engage and work with the owner's team toward meeting the energy goal in the warranty phase
  • Conduct post-occupancy evaluations and collect feedback after the first year of operation.
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Related Case Studies

After following the five steps in the energy-performance-based acquisition process, commercial building owners, operators, and design-build teams have set the foundation for life cycle performance of the building. Read case studies about project teams that have utilized all or part of this process or search all related resources in the Commercial Buildings Resource Database

Case Studies

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Annotated RFPs

Read More Annotated RFPs

Example RFPs have been annotated to demonstrate how to include the steps in the Energy-Performance-Based Procurement process.