ASHRAE Level 2 Energy Audit: What to Expect and How Long It Takes

For most Oregon building owners navigating the Building Performance Standard, an ASHRAE Level 2 energy audit is a required step toward compliance. However, many property managers and owners have never experienced a comprehensive building audit before. Understanding what the audit involves, what auditors will examine, how long the process takes, and how to prepare your building can reduce uncertainty and help ensure a smooth, valuable audit process.

What Is an ASHRAE Level 2 Energy Audit?

The ASHRAE Level 2 energy audit is defined by ASHRAE Standard 100 (Energy Audits of Commercial Buildings), adapted with Oregon-specific amendments for the Building Performance Standard. Unlike a Level 1 audit (a basic walkthrough document review) or a Level 3 audit (a detailed engineering analysis with invasive testing), a Level 2 audit strikes a balance between comprehensive assessment and practical cost-effectiveness.

The primary purpose of a Level 2 audit is to identify cost-effective energy efficiency improvements and opportunities for better building performance. The audit culminates in a detailed written report with energy savings estimates, implementation costs, and payback periods for each recommended improvement.

For Oregon BPS compliance specifically, the audit serves the additional purpose of documenting your building’s current energy performance status and identifying what improvements are needed (if any) to meet the applicable energy performance standard.

What Does an Auditor Actually Examine?

A Level 2 audit involves comprehensive examination of your building’s major systems and operational practices. Here’s what qualified energy auditors typically assess:

HVAC Systems (Heating, Ventilation, and Air Conditioning) Auditors evaluate your building’s primary heating and cooling systems. They examine equipment age and condition, check refrigerant levels, inspect ductwork for leaks, assess thermostat programming and operation, and evaluate the efficiency of equipment relative to current standards. Many buildings operate HVAC systems that are significantly oversized for current occupancy levels or have settings that could be optimized without sacrificing comfort.

Lighting Systems The lighting audit assesses both fixture types and operational practices. Auditors identify opportunities to upgrade to LED lighting (if not already done), evaluate lighting controls and scheduling, and assess whether lighting levels exceed actual needs. For many buildings, lighting represents one of the largest energy consumption categories and often has excellent improvement opportunities.

Insulation and Building Envelope Auditors review insulation levels in walls, ceilings, and basements. They assess window and door conditions, check for air leakage, and evaluate the overall tightness of the building envelope. Buildings with poor envelope performance lose conditioned air to the outdoors, forcing HVAC systems to work harder and consume more energy.

Water Heating Systems The hot water systems are evaluated for efficiency, insulation, temperature settings, and opportunities for demand reduction. Buildings with excessive hot water consumption due to leaky fixtures or oversized systems often have significant savings potential through relatively simple fixes.

Building Controls and Automation Auditors assess your building management system, programmable thermostats, and automated building controls. Many buildings have control systems that could be better calibrated or programmed to operate more efficiently. Sometimes simple recalibration can significantly improve building performance.

Operational and Maintenance Practices Beyond physical systems, auditors assess how your building is actually operated and maintained. They review maintenance logs, interview building staff about operational challenges, and identify opportunities for operational improvements that require little or no capital investment.

Plug Loads and Appliances For office buildings and retail properties, auditors may assess office equipment, refrigeration, and other plug-connected loads. They’ll identify opportunities to reduce phantom loads, upgrade to more efficient equipment, or modify how equipment is used.

The Physical Audit Process

Most Level 2 audits involve an on-site visit. Depending on your building’s size and complexity, the on-site portion typically takes one to three days. During this time, auditors will:

• Walk through your building systematically, examining visible systems and conditions
• Take photographs and measurements
• Review maintenance records and energy bills
• Interview building operators and maintenance staff
• Test controls and equipment operation
• Collect data about building occupancy, usage patterns, and operational protocols

Your building doesn’t need extensive preparation, but providing access to equipment rooms, mechanical spaces, and roof areas is essential. Providing energy bills covering the past two to three years helps auditors understand seasonal consumption patterns.

Data Collection and Analysis

After the on-site visit, auditors spend significant time analyzing data and developing recommendations. They typically use specialized energy modeling software to simulate your building’s energy consumption and to estimate energy savings from proposed improvements.

This analysis phase usually takes 1-3 weeks, depending on building complexity and available data. During this time, auditors are developing recommendations but are not on-site at your building.

The Final Report

The Level 2 audit culminates in a comprehensive written report. This report typically includes:

Executive Summary A high-level overview of findings and major recommendations, suitable for building owners and financial decision-makers

Building Description and Systems Overview A detailed description of your building’s physical characteristics, systems, and operational practices

Baseline Energy Analysis Analysis of your building’s current energy consumption by fuel type and end use (HVAC, lighting, plug loads, etc.)

Detailed Recommendations Itemized energy efficiency improvements, typically ranked by return on investment (payback period). Each recommendation includes:

• Description of the improvement
• Estimated energy savings (in kWh, therms, or other units)
• Estimated implementation cost
• Simple payback period (how long until energy savings repay the investment)
• Technical details about the improvement

Energy Savings Verification For Oregon BPS compliance, the report will clearly indicate whether the recommended improvements are sufficient to bring the building into compliance with the energy performance standard

Timeline: How Long Is the Full Process?

A typical Level 2 audit timeline looks like this:

Week 1-2: Scheduling, preliminary data collection, building walkthrough

Week 3-4: Data analysis and model development

Week 5-6: Report drafting and review

Week 7-8: Final report delivery

In total, most Level 2 audits take 6-8 weeks from initial scheduling to final report delivery. However, this timeline can be compressed or extended depending on data availability, building complexity, and auditor workload. During busy periods (typically fall and winter), the timeline may extend.

Preparing Your Building for the Audit

To ensure your audit is efficient and valuable:

Gather Historical Energy Data Collect energy bills covering the past 2-3 years, along with any other energy consumption records. If your building uses benchmarking software, provide that data.

Compile Building Documentation Provide architectural plans if available, equipment specifications for major systems, and a history of any recent equipment replacements or improvements.

Ensure System Access Confirm that auditors will have access to mechanical rooms, equipment areas, roof spaces, and other system locations. Coordinate with maintenance staff if access during certain times is easier.

Brief Building Staff Let your building operators and maintenance team know an audit is happening. They often provide valuable insights about system operation, maintenance challenges, and occupancy patterns.

Document Unusual Conditions Note any recent equipment problems, maintenance issues, or operational changes that might affect energy consumption during the audit period.

What Happens After the Audit?

The audit report provides a roadmap for improvements, but it’s not an implementation requirement. You now have detailed information about energy efficiency opportunities and the expected payback of each. The next step is deciding which recommendations to pursue.

For Oregon BPS compliance, you’ll focus on improvements necessary to meet the energy performance standard by your deadline. However, the audit also identifies other improvements that might make financial sense for long-term building value and operational cost reduction.

Getting a Quality Audit

The quality of your energy audit depends significantly on the qualifications and experience of the auditor. Ensure that your auditor is a qualified energy auditor (QEA) with proper certifications and experience with buildings similar to yours. An audit by an inexperienced or inadequately qualified person will yield less valuable recommendations.

Start Your Audit Journey

An ASHRAE Level 2 audit is an investment in understanding your building’s energy performance and planning improvements. The process is not complicated or disruptive, and the benefits—compliance with Oregon’s BPS, identification of cost-saving opportunities, and improved building performance—justify the effort and cost.

If you’re ready to schedule an audit or want guidance on finding a qualified energy auditor and understanding what the audit process will involve for your specific building, Oregon Building Compliance can help. Contact us today to discuss your building’s audit needs and take the next step toward Oregon BPS compliance.