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To compare office sustainability fairly, put measured building performance and occupant conditions side by side. Compare energy, water, emissions, waste and operating costs over the same period and on a consistent floor-area and meter basis; then check what any certification covers, who can access utility data, and how the lease divides upgrade costs and savings. A visible feature or rating is useful evidence, but neither alone proves whole-building performance or makes two buildings comparable.
Start with measured performance, not a feature checklist
Efficient lighting, upgraded HVAC equipment and water-saving fixtures can matter, but their presence does not show how a building performs in operation. Ask for actual consumption and cost data, the reporting period, the meters included and the area used to normalize results. Keep measured performance distinct from installed features, occupant feedback and certification status.
For U.S. properties, EPA Portfolio Manager tracks energy, water, waste and greenhouse-gas emissions and provides more than 100 performance metrics. Its ENERGY STAR score compares eligible property types with similar properties: 50 represents median energy performance, while 75 or higher indicates top performance and may qualify a building for certification. The score is not available for every property type and is an energy-performance measure, not a complete sustainability rating. EPA explains Portfolio Manager metrics.
For a useful like-for-like comparison, align the reporting period, floor-area denominator, occupancy and operating schedule, weather context where relevant, and meter scope. Note whether figures are measured or estimated and whether landlord-controlled systems, tenant spaces and common areas are all included. If any of these differ, disclose the difference rather than presenting the results as directly comparable.
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Compare the dimensions that shape a building’s footprint and operation
| Dimension | What to compare | Owner or property-manager questions | Tenant or leasing-team questions |
|---|---|---|---|
| Energy | Measured use and cost, preferably normalized for area, weather, use and operating conditions; ENERGY STAR score only where eligible. | Are utility meters complete? Does the score cover the whole building, and what period does it represent? | Can the landlord share whole-building and tenant-space data? Is the tenant’s energy separately metered? |
| Water | Consumption, cost, intensity, and any reuse or efficiency systems. | Are tenant and common-area meters included, and are readings complete? | Does the lease allocate water costs, and can the tenant see its own use? |
| Emissions and electricity supply | Reported emissions boundary and electricity sourcing; distinguish lower energy demand from procurement claims. | Does reporting cover the property and landlord-controlled systems? Is electricity procurement documented? | Are tenant electricity and any renewable-electricity claims clearly allocated? |
| Waste and materials | Waste totals, diversion methodology and whether tenant and common-area waste are included. | Are totals measured and the reporting boundary defined? | Are sorting, collection and reporting services available to occupants? |
| Indoor conditions | Air quality, thermal comfort, lighting, acoustics, cleanliness and occupant feedback. | How are conditions monitored? How are complaints and corrective actions handled? | Can occupants control temperature or lighting? Are issues recorded and addressed? |
| Certification | Scheme, version, scope, date, evidence and renewal requirements. | Does it rate the base building or whole building, and what verification is required? | Does it cover the leased premises and the conditions employees care about? |
| Lease and data access | Meter access, data permissions, fit-out standards, cost and savings allocation, and cooperation clauses. | Do lease terms permit efficiency work and whole-building benchmarking? | Can data be shared with the landlord, and who pays for tenant improvements? |
| Local compliance | Applicable jurisdiction, building threshold, deadline and performance standard. | Which rules apply to this asset and the wider portfolio? | Could compliance obligations affect the lease, reporting or occupancy plans? |
EPA’s benchmarking guidance and GSA’s building-comparison method support looking across multiple resource and cost measures rather than relying on one score. GSA’s study page, last updated July 2, 2026, describes a study using FY 2023 and FY 2024 data: its study set included 621 buildings, 275 high-performance and 346 legacy-stock buildings, while 296 had complete data for all five measures. GSA says it included buildings with “at least one full fiscal year of data for any metric,” so its study’s inclusion criteria and data-completeness handling matter when interpreting results. See GSA’s method and study results.
Include occupant experience alongside resource use
A building can use fewer resources without establishing that its occupants are comfortable, and a positive occupant impression does not establish efficient operation. Compare the two lenses separately. GSA’s framework considers satisfaction with air quality, noise, temperature, cleanliness, light and overall satisfaction. WELL v2 offers a broader health-and-well-being framework organized around air, water, nourishment, light, fitness, comfort and mind. The WELL v2 feature library describes its categories and feature structure.
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Ask how the building monitors conditions and responds to complaints, not just which systems are installed. For tenants, useful evidence includes documented feedback and corrective actions, along with clarity about controls available to occupants. WELL describes a framework for the built environment; its presence alone does not prove a particular health, productivity or comfort outcome in a specific office.
Understand what a certification does—and does not—establish
Ratings answer different questions. Before treating a label as evidence, identify its scheme and version, the asset or space rated, the reporting period, verification process and categories omitted. A base-building certificate may not describe a tenant’s fit-out or the whole property; a health-focused framework is not interchangeable with an energy-performance rating.
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ENERGY STAR building certification in the United States
A U.S. building needs a Portfolio Manager ENERGY STAR score of at least 75, based on measured energy use, to qualify for certification. Certification is annual, and an application requires verification by a licensed Professional Engineer or Registered Architect. EPA’s certification page reports peer comparisons for certified office buildings of 35% less energy, 35% fewer emissions and $0.54 less operating cost per square foot. Those are EPA’s stated average comparisons, not a guarantee for a particular building or proof that certification alone caused the difference. Check EPA’s certification requirements.
ENERGY STAR Tenant Space recognition in the United States
This is separate from whole-building certification and applies to eligible leased office spaces in the United States. EPA names general administrative offices, financial offices and non-diagnostic medical offices among eligible space types; the tenant space must represent its usable office area in the building. Criteria include metering energy for which the tenant is responsible, efficient lighting, efficient equipment procurement and sharing data with the landlord if requested. The recognition is relevant to a tenant’s own space, not a substitute for whole-building performance data. Read the Tenant Space criteria.
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WELL v2
WELL v2 is focused on health and well-being features in the built environment, including air, water, nourishment, light, fitness, comfort and mind. Its feature library distinguishes baseline Preconditions from optional Optimizations and includes performance-based and descriptive features. Confirm the current scheme version and project-specific rules when reviewing a rating; do not treat WELL as an energy score. Review the WELL v2 feature library.
NABERS in Australia
NABERS’ 2025 Sustainable Portfolios Index reports portfolio performance across energy, water, waste, indoor environment quality and carbon neutrality. For office portfolio energy and water results, its methodology weights ownership share, star rating and size or rated area, and it reports rating coverage. NABERS states that participation in the index is voluntary and that office energy ratings are mandatory for premises above 1,000 m². This Australian context should not be applied as a U.S. requirement. See the 2025 Sustainable Portfolios Index.
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Make meter access and lease terms part of the comparison
Building owners often control central systems and meters, while tenants may pay some utility costs or control their own equipment. When the party paying for an upgrade is not the party receiving the savings, the split incentive can discourage improvements. DOE identifies green leasing as one way to coordinate landlord and tenant roles. See DOE Better Buildings’ Green Lease Leaders resources.
Discuss data sharing and responsibilities before signing or renewing a lease. Clarify who controls meters and equipment, who pays for upgrades, how operating costs are allocated, who benefits from savings, and whether improvement work requires approval. EPA notes that tenant-responsible energy metering and landlord data sharing can support whole-building benchmarking. Lease language should be reviewed with appropriate professional advice. EPA lists Tenant Space criteria.
What should tenants look for in a sustainable office building?
- Request comparable performance figures. Ask for whole-building and tenant-space energy data, water use, emissions, waste and operating costs, together with reporting dates, floor-area basis, meter coverage, occupancy assumptions and whether values are measured or estimated. EPA Portfolio Manager supports sharing and requesting data between accounts. Learn about ENERGY STAR Portfolio Manager.
- Ask about the indoor environment. Discuss air quality, temperature, noise, lighting, cleanliness, occupant controls and how management tracks and resolves problems.
- Inspect the space and its metering. Ask whether the premises are submetered, what lighting and equipment are installed, and whether fit-out or procurement standards apply. EPA’s Tenant Space criteria include metering, efficient lighting and efficient equipment procurement. Review EPA’s tenant criteria.
- Read the lease for practical responsibilities. Clarify access to utility data, approval for improvements, operating-cost treatment and how savings are allocated; seek appropriate professional advice on lease terms.
- Verify local obligations. Check current rules for the property’s location and building type rather than assuming a threshold or deadline applies.
How do owners compare office building energy efficiency?
- Build a reliable baseline. Use EPA Portfolio Manager or an appropriate local tool, enter complete property and utility information, and retain the meter boundary and reporting period. Portfolio Manager covers energy, water, waste and greenhouse-gas emissions. See Portfolio Manager benchmarking guidance.
- Review operations as well as capital needs. EPA’s office guidance identifies HVAC cleaning and operation, off-hours scheduling, and lighting and electricity use as potential low- or no-cost opportunities. Read EPA’s office guidance.
- Compare multiple outcomes. Review energy, water, waste, operating cost and tenant satisfaction rather than using one score as a proxy for all sustainability. Mark incomplete data and avoid comparisons with materially different boundaries or reporting conditions.
- Make tenant data and lease cooperation workable. Check meter coverage, submetering, data permissions and lease terms before relying on tenant participation in benchmarking or upgrades.
- Verify certification eligibility and process. For a U.S. building with a score of 75 or higher, confirm property-type eligibility and current application requirements, including licensed-professional verification, before claiming ENERGY STAR certification.
- Get help where needed. ENERGY STAR Service and Product Provider partners may assist with benchmarking, efficiency work and recognition; compare local providers’ qualifications and proposed scopes. Find ENERGY STAR Service and Product Providers.
Check local rules without assuming a universal threshold
Some U.S. jurisdictions require benchmarking and reporting or building-performance improvements, but obligations and thresholds are set locally. Applicability depends on location and building-specific details, so verify current requirements with the relevant jurisdiction before making compliance claims. EPA discusses benchmarking and local policy context.
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