An owner who sees a higher electricity bill has two different questions: Did the building use more energy, and did the cost per unit change? Start with the meter data. A dollar comparison alone can hide a rate change, a longer billing period, or a change in building use.
EPA's ENERGY STAR Portfolio Manager lets owners track building energy performance over time. To make that comparison useful, define exactly what the building includes. Record the property type, floor area, operating hours, occupancy, and major changes in use. Then identify every meter and fuel serving that area. A tenant-paid meter can still be part of the building's energy picture.
Build a complete baseline
Gather bills or utility data for electricity, natural gas, and any other energy source the property uses. Confirm account and meter numbers, start and end dates, and whether a read was estimated. If a meter was added, removed, or reassigned, document the date. A building with missing months or partial meter coverage should have that gap labeled before anyone presents a trend as settled.
Compare like periods. Twelve consecutive months can reduce seasonal distortion, and a month-by-month view helps expose a sudden change. Make a note when a tenant moved, business hours shifted, equipment was replaced, or an area sat vacant. These are investigation leads. None establishes the cause by itself.
Know what an ENERGY STAR score means
Portfolio Manager can produce several measures, but its 1–100 score is available only to eligible property types that meet EPA's criteria. EPA requires energy meters covering the whole building and at least 12 full consecutive calendar months for every active meter and fuel type. Check the current score eligibility rules for your property before using a score in an owner report.
A score compares eligible buildings with a national peer group. A usage trend answers a narrower question about this building over time. Neither one identifies a failing piece of equipment or proves that a proposed project will save a stated amount. If the data is incomplete, report the meter coverage and the gap. That is more useful than an attractive number with no defensible boundary.
Turn the comparison into a decision
Suppose consumption rises after a new tenant begins extended hours. The owner should see the dates, usage change, and operating change together. The next step may be to check schedules, inspect equipment, or confirm that a meter serves the area you think it does. Ask a qualified building professional to evaluate technical work before approving it.
Keep the baseline, supporting bills, property changes, unresolved data questions, and next action in the same owner report. Coastline's commercial management guide places utilities alongside maintenance, capital work, and owner decisions. Benchmarking earns its place there when it helps answer a specific operating question.
If your property data is difficult to reconcile or act on, Request a Property Management Performance Review.
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