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The ENERGY STAR rating is a 1–100 score assigned to commercial buildings by the U.S. EPA. It measures how your building performs compared to similar buildings nationwide — 50 = median, 75+ = top 25% (certification eligible). ENERGY STAR-certified buildings use 35% less energy on average. Scores are recalculated annually using 12 months of actual utility data entered in EPA Portfolio Manager.
ENERGY STAR Rating System: The 1–100 Scale
150 = Median75 = Certified100
Score 50 = Median performance · Score 75+ = Top 25% nationwide — certification eligible
Definition
A voluntary U.S. EPA energy efficiency program that provides performance ratings and certification for commercial buildings using a 1–100 score system. The ENERGY STAR rating compares your building against similar buildings nationwide — a score of 50 equals median performance, while a score of 75 or above means your building is in the top 25% and qualifies for ENERGY STAR certification.
Why It Matters for Your Business
ENERGY STAR-certified commercial buildings use on average 35% less energy than similar buildings. The certification is recognized by tenants, investors, and appraisers as a marker of quality, often supporting higher rents and occupancy rates. ENERGY STAR ratings are also required or preferred for many federal and state incentive programs, mandatory benchmarking ordinances, and ESG reporting frameworks.
How Is the ENERGY STAR Score Calculated?
EPA Portfolio Manager calculates your score by comparing your source Energy Use Intensity (EUI) against buildings of the same type in the EPA CBECS database, normalized for weather, occupancy, operating hours, and floor area. A 24/7 hospital is compared against other hospitals — not a warehouse. The model ensures an apples-to-apples comparison.
ENERGY STAR Score = Percentile rank of your source EUI
vs. similar buildings (CBECS national survey data)
normalized for: weather + operating hours + occupancy + floor area
Score 50 = Median energy performance for your building type
Score 75+ = Top 25% nationally — eligible for certification
Key inputs: 12 months of utility data, building type, gross floor area, weekly operating hours, occupancy percentage, and number of computers. The more efficient your building, the higher your ENERGY STAR rating.
ENERGY STAR Scores Explained: What Each Rating Means
The ENERGY STAR score is a percentile ranking. Here is what each score range means for your building:
| Score Range | What It Means | Action |
|---|
| 1–49 | Below median — uses more energy than at least half of similar buildings | HVAC tune-up, LED retrofit, BAS optimization |
| 50 | Median — average energy performance for your building type | Identify quick wins to push above 50 |
| 51–74 | Above average — better than at least half but not yet certification eligible | Operational improvements, retro-commissioning |
| 75+ | Top 25% nationally — ENERGY STAR certification eligible | Apply for certification → |
| 90+ | Top 10% nationally — best-in-class energy performance | Showcase to tenants & ESG investors |
Many cities and ESG frameworks target a 75+ score as the baseline for high-performing buildings. NYC Local Law 97, BERDO, and major green building certifications all reference ENERGY STAR scoring. A score below 50 in a jurisdiction with building performance standards (like LL97 or BERDO) can expose you to financial penalties.
ENERGY STAR Certification Requirements
To earn ENERGY STAR certification, your building must meet four requirements:
1
Confirm eligibility — Your building type must have an EPA scoring model. 20+ eligible types (offices, retail, hotels, warehouses, schools, hospitals). Check
energystar.gov/buildings.
2
Score 75 or above — Enter 12 months of utility data in Portfolio Manager. Your score must reach the top 25% nationally before you can apply.
3
Professional verification — A licensed Professional Engineer (PE), Registered Architect (RA), or EPA-recognized Energy Auditor verifies your data. Cost: typically $500–$3,000 per building.
4
Annual renewal — Re-apply each year using prior 12 months of data. Certification is valid for one year from designation date.
EPA charges no application fee. The primary cost is the PE/RA verification. For a full step-by-step walkthrough of the certification process, see the ENERGY STAR Certification Guide.
Ready to Pursue ENERGY STAR Certification?
Read the complete step-by-step guide: Portfolio Manager setup, data requirements, PE verification, timeline, costs, and how to improve your score to reach 75+.
Read the Certification Guide →Frequently Asked Questions
What is the ENERGY STAR rating for commercial buildings?
The ENERGY STAR rating is a 1–100 score assigned to commercial buildings by the EPA through Portfolio Manager. It measures how energy efficient your building is compared to similar buildings nationwide, adjusted for climate, occupancy, and operating hours. A score of 50 represents the median (average) building; a score of 75 or higher means your building performs better than 75% of comparable buildings and qualifies for ENERGY STAR certification.
How is the ENERGY STAR score calculated?
EPA uses a 1–100 percentile model in Portfolio Manager. Your building's source Energy Use Intensity (EUI) is compared against similar buildings in the CBECS (Commercial Buildings Energy Consumption Survey) database — normalized for weather, occupancy, operating hours, and floor area. A score of 50 = median performance; 75+ = top 25% of similar buildings and eligible for certification.
What does each ENERGY STAR score range mean?
Score 1–49: Below median — your building uses more energy than at least half of similar buildings. Score 50: Median — average performance for your building type. Score 50–74: Above average but not yet certification-eligible. Score 75–100: Top 25% nationally — eligible for ENERGY STAR certification. Score 90+: Top 10% nationally — best-in-class energy performance. Most commercial energy efficiency programs target a score of 75+ as the baseline for a high-performing building.
What is a good ENERGY STAR score for a commercial building?
A score of 75 or above places your building in the top 25% of similar buildings nationwide and qualifies it for ENERGY STAR certification. Scores of 50 represent median performance. Higher scores indicate better energy efficiency relative to comparable properties. Many cities and ESG frameworks target a 75+ score as a baseline for high-performing buildings.
What buildings are eligible for ENERGY STAR certification?
Over 20 building types are eligible, including offices, retail, hotels, hospitals, schools, warehouses, and multifamily housing. Not all building types have an eligible scoring model. Check energystar.gov/buildings for the current eligible types and scoring models.
What are the ENERGY STAR certification requirements?
To earn ENERGY STAR certification: (1) Your building type must have a Portfolio Manager scoring model; (2) You must achieve a score of 75 or above; (3) A licensed professional must verify the data and score (or self-certify for some property types); (4) You must report the score annually to EPA. Certification must be renewed each year using the prior 12 months of energy data.
How do I get ENERGY STAR certified?
The certification process has 4 steps: (1) Enter 12 months of utility data in EPA Portfolio Manager (free at portfoliomanager.energystar.gov); (2) Confirm your score is 75 or above; (3) Have a licensed Professional Engineer, Registered Architect, or EPA-recognized Energy Auditor verify your data; (4) Submit the verified application to EPA. Once approved, you receive the ENERGY STAR certification label, which must be renewed annually. See the full step-by-step guide at energystackhub.com/resources/energy-star-certification-guide.
Is EPA Portfolio Manager free to use?
Yes. EPA ENERGY STAR Portfolio Manager (portfoliomanager.energystar.gov) is completely free. You can benchmark your building, track energy use, calculate your score, and apply for ENERGY STAR certification at no cost. Many utilities also offer automated data upload directly into Portfolio Manager, eliminating manual bill entry.
Can a building improve its ENERGY STAR score over time?
Yes. Unlike a fixed rating, the ENERGY STAR score is recalculated each year based on your actual energy performance and updated CBECS comparison data. Improvements to HVAC, lighting, insulation, and building operations can all raise your score. Buildings that score below 50 typically have the most room for improvement — even small efficiency upgrades can move the needle significantly.