4.1 Uses—This practice sets forth a procedure for conducting limited environmental due diligence. This practice is intended for use on a voluntary basis by parties who wish to assess the environmental condition of a subject property where a Phase I Environmental Site Assessment is, initially, deemed to be unnecessary by the user and the parties do not seek CERCLA LLPs. This practice is intended primarily as a commercially prudent or reasonable approach to conducting an inquiry designed to identify potential environmental concerns in connection with a subject property. 4.2 Clarifications on Use:  4.2.1 Use Not Intended for CERCLA Liability Protection—This document is not intended to permit a user to satisfy CERCLA LLPs, that is, the practices that constitute all appropriate inquiries into the previous ownership and uses of the subject property consistent with “generally accepted good commercial and customary standards and practices” as defined in 42 U.S.C. §9601(35)(B). 4.2.2 Transaction Screen Does Not Identify Recognized Environmental Conditions—This practice does not define a scope of assessment sufficient to identify recognized environmental conditions as defined in Practice E1527 and Practice E2247. 4.2.3 Residential Tenants/Purchasers and Others—Although this practice is not intended for residential purposes, it may be used at the user’s discretion for residential tenants of multifamily residential buildings, tenants of single-family homes or other residential real estate, or purchasers of dwellings for residential use to conduct a transaction screen in connection with these transactions. 4.2.4 Site-Specific—This practice is site-specific in that it relates to assessment of environmental conditions at a subject property. Consequently, this practice does not address many additional issues raised in transactions such as purchases of business entities, or interests therein, or of their assets, that may well involve environmental liabilities pertaining to properties previously owned or operated or other off-site environmental liabilities. 4.3 Who May Conduct—The transaction screen process may be conducted by the user, or some other person, including environmental consultants, lenders, brokers, appraisers, corporations, lawyers, government agencies (civilian and military), or any other party looking to screen environmental property risk. The transaction screen process can be performed by but does not require the judgment of an environmental professional. If an environmental professional is contracted to prepare a transaction screen questionnaire, nothing in this practice requires the professional to develop opinions and conclusions. Some government programs permit use of this practice when combined with an additional requirement for professional opinions or conclusions or both. Nothing in this practice precludes a user from contracting with any person identified herein for mutually agreed upon additional services. 4.4 Inquiry Beyond the Transaction Screen Process—If further inquiry is needed after performance of the transaction screen process, the user should determine, in the exercise of the user’s reasonable business judgment, whether further inquiry may be limited to those specific issues identified as of concern or should proceed to further inquiry (see 5.9). 4.5 No transaction screen can wholly eliminate uncertainty regarding potential environmental concerns in connection with a subject property. 4.5.1 Not every property will warrant the use of a limited environmental assessment such as the transaction screen. The appropriate use of the transaction screen will be guided by the type of property subject to assessment, the expertise and risk tolerance of the user , and the information developed in the course of the inquiry. 4.5.2 Transaction screens must be evaluated based on the reasonableness of judgments made at the time and under the circumstances in which they were made. Subsequent environmental site assessments or transaction screens should not be considered valid standards to judge the appropriateness of any prior assessment based on hindsight, new information, use of developing technology or analytical techniques, or other factors. 4.6 Continued Viability of Transaction Screen—A transaction screen meeting or exceeding this practice and completed more than 180 days previously may be used to the extent allowed by 4.6.1 and 4.6.2. 4.6.1 Subject to 4.6.2, a prior transaction screen or other due diligence may be used in its entirety or as an information source if, in the reasonable judgment of the user, the prior transaction screen or other due diligence meets or exceeds the requirements of this practice and the conditions at the subject property likely to affect potential environmental concerns in connection with the subject property are not likely to have changed materially since the last transaction screen or other due diligence was conducted. In making this judgment, the user should consider the type of property assessed and the conditions in the area surrounding the subject property. Note 2: Some government programs and some lenders allow the use of a transaction screen completed within the prior 12 months. 4.6.2 If the user, or any other preparer conducting a transaction screen has actual knowledge that the information being used from a prior transaction screen is no longer accurate or if it is obvious, based on other information obtained by means of the transaction screen or known to the person conducting the transaction screen, that the information being used is not accurate at the time of the current transaction screen, such information from a prior transaction screen may not be used. 4.7 The contractual and legal obligations between a preparer and a user (and other parties, if any) are beyond the scope of this practice. 4.7.1 The contractual and legal obligations between prior and subsequent users of transaction screens or between those who conducted prior transaction screens and those who would like to use such prior transaction screens are beyond the scope of this practice. 4.8 If the user is aware of any specialized knowledge or experience that is material to potential environmental concerns in connection with the subject property, and the preparer is not the user, it is the user’s responsibility to communicate any information based on such specialized knowledge or experience to the preparer. The user should do so before the preparer conducts the site visit. 1.1 Purpose—The purpose of this practice is to define a good practice in the United States of America for conducting a transaction screen2 for a subject property where the user wishes to conduct limited environmental due diligence (that is, less than a Phase I Environmental Site Assessment). If the driving force behind the environmental due diligence is a desire to qualify for one of the Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA) Landowner Liability Protections (LLPs), this practice should not be applied. Instead, the ASTM E1527: Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process or ASTM E2247: Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process for Forestland or Rural Property may be used. 1.1.1 This practice will not satisfy the requirement to conduct all appropriate inquiries into the previous ownership and uses of the subject property consistent with “generally accepted good commercial and customary standards and practices” as defined in 42 U.S.C. §9601(35)(B) to qualify for one of the Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA) Landowner Liability Protections (LLPs). Users who desire to conduct environmental due diligence to qualify for one of the CERCLA LLPs should conduct assessment activities in conformity with “Standards and Practices for All Appropriate Inquiries,” 40 C.F.R. Part 312; ASTM E1527: Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process or ASTM E2247: Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process for Forestland or Rural Property. 1.2 An evaluation of business environmental risk associated with a parcel of commercial real estate may necessitate investigation beyond that identified in this practice. See Sections 1.4 and 9. 1.2.1 Potential Environmental Concerns—The goal of conducting a transaction screen is to identify potential environmental concerns as defined in 3.2.36. 1.2.2 Other Federal, State, and Local Environmental Laws—This practice does not address requirements of any state or local laws or of any federal laws. Users are cautioned that federal, state, and local laws may impose environmental assessment obligations that are beyond the scope of this practice. In some cases, government agencies permit the use of this practice in connection with their programs but sometimes impose additional requirements going beyond this practice. Users should also be aware that there are likely to be other legal obligations with regard to chemicals of concern discovered on property that are not addressed in this practice and may pose risks of civil or criminal sanctions or both for non-compliance. 1.3 Objective—The objective guiding the development of this practice is to facilitate standardized transaction screens. 1.3.1 Note of Caution—The user should be cautious in applying this practice to properties with known current or historical handling of chemicals of concern. See Note 1. 1.3.2 Potentially Appropriate Uses—This practice may be especially appropriate for properties in rural, non-industrial, or undeveloped locations or, subject to the criteria of a lending institution, in connection with a financing of properties that are expected to have few environmental concerns. Note 1: In general, a transaction screen assessment is not suitable for purposes of evaluating environmental conditions of a property having activities that use, handle, store, or dispose of large volumes of chemicals, either currently or in the past. Such activities include, but are not limited to, manufacturing, vehicle fueling, dry cleaning, metal plating and finishing, circuit board manufacturing, junkyard, and landfill activities which would prompt the need for further inquiry. Refuting the presumption of a potential environmental concern on such properties normally requires the specialized knowledge and experience of an environmental professional completing a detailed environmental assessment such as a Phase I Environmental Site Assessment. 1.4 Considerations Beyond the —The use of this practice is strictly limited to the scope set forth in this section. Section 9 of this practice identifies, for informational purposes, certain environmental conditions (not an all-inclusive list) that may exist on a subject property that are beyond the scope of this practice but may warrant consideration by parties to a commercial real estate transaction. The need to include an investigation of any such conditions in the scope of services should be evaluated based upon, among other factors, the nature of the subject property and the reasons for performing the assessment (for example, a more comprehensive evaluation of business environmental risk) and should be agreed upon as additional services beyond the scope of this practice prior to initiation of the Transaction Screen Process. 1.5 Organization of This Practice—This practice has several parts and one appendix. Section 1 is the . Section 2 refers to other ASTM standards in the Referenced Documents. Section 3, Terminology, has definitions of terms not unique to this practice, descriptions of terms unique to this practice, and acronyms. Section 4 is of this practice. Section 5 is the Introduction to the Transaction Screen Process. Section 6 sets forth the Transaction Screen Questionnaire itself. Sections 7 and 8 contain the Guide to the Transaction Screen Questionnaire and its various parts. Section 9 provides additional information regarding non-scope considerations. See 1.4. 1.6 This standard does not purport to address all of the safety concerns, if any, associated with its use. It is the responsibility of the user of this standard to establish appropriate safety, health, and environmental practices and determine the applicability of regulatory limitations prior to use. 1.7 This international standard was developed in accordance with internationally recognized principles on standardization established in the Decision on Principles for the Development of International Standards, Guides and Recommendations issued by the World Trade Organization Technical Barriers to Trade (TBT) Committee.

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4.1 Uses—This practice is intended for use on a voluntary basis by parties who wish to conduct a BEPA on a building. The process defined in this practice involves the collection of building energy consumption information, some of which may be collected as part of E2018 PCA or E1527 ESA. The practice is intended primarily as an approach to conducting a standardized inquiry designed to identify representative building energy performance in connection with a commercial property involved in a real estate transaction. This practice is intended to reflect a commercially practical and reasonable inquiry.4.1.1 A number of states including CA, CO, WA and NJ, and more than three dozen cities, county and municipal governments, including Ann Arbor, MI, Atlanta, GA, Austin, TX, Berkeley, CA, Bloomington, MN, Boston, MA, Boulder, CO, Cambridge, MA, Chicago, IL, Chula Vista, CA, Columbus, OH, Denver, CO, Des Moines, IA, Edina, MN, Evanston, IL, Fort Collins, CO, Indianapolis, IN, Kansas City, MO, Los Angeles, CA, Miami, FL, Minneapolis, MN, Montgomery County, MD, New York City, NY, Orlando, FL, Philadelphia, PA, Pittsburgh, PA, Portland, ME, Portland, OR, Reno, NV, Salt Lake City, UT, San Diego, CA, San Francisco, CA, San Jose, CA, Seattle, WA, South Portland, ME, St. Louis, MO, St. Louis Park, MN, St. Paul, MN and Washington, D.C. have building energy performance benchmarking and reporting policies. Users in these locations must comply with applicable ordinances and regulations.4.2 Clarifications on Use: 4.2.1 Use in Conjunction with E2018 PCA or E1527 ESA—This practice, when added as a supplemental scope of work to a E2018 PCA or a E1527 ESA, is designed to assist the user and consultant in developing information about energy consumption in a building or buildings involved in a real estate transaction. The BEPA also has utility to a wide range of persons, including those who may not be involved in a real estate transaction.4.2.2 Independent Use—This practice may also be used independently of any other building assessment to determine building energy performance.4.2.3 Site-Specific—This practice is property-specific in that it relates to existing building energy performance. The practice is not intended to replace E2018 PCA or E1527 ESA conducted by a qualified consultant or individual, but rather to supplement it.4.3 Who May Conduct—A BEPA shall be performed by a qualified consultant or individual (hereafter referred to as the “Consultant”) with the education, training and experience necessary to perform the requirements of this practice (see Appendix X4). No practical approach can be designed to eliminate the role of professional judgment and the value and need for experience in the individual performing the inquiry. The professional experience of the Consultant is, consequently, important to the performance of this BEPA.4.4 Additional Services—As set forth in Section 13, additional services may be contracted for between the user and the Consultant. Such additional services may include issues not included within the scope of this practice. For example, the user or Consultant may wish to benchmark the building against similar buildings in the portfolio or in the same geographical area or identify select green building attributes that may contribute to the energy efficiency performance and/or the building’s valuation.4.4.1 Benchmarking Additional Service—Any benchmarking system selected relies on critical data in generating its output, so the validity of the data collection process directly impacts the integrity and usefulness of the benchmarking system’s results. Utilization of this practice and adoption of its data collection approach can serve to enhance the integrity of the benchmarking process for all transactional stakeholders in a standardized, fully transparent, uniform, and consistent manner. Notwithstanding, building energy consumption information should always be evaluated within the context in which it is collected and building energy consumption numbers should not be used without conveying this context. (Refer to Appendix X1 for additional information.)4.5 Principles—The following principles are an integral part of this practice and are intended to be referred to in resolving any ambiguity or exercising such discretion as is accorded the user or Consultant in performing a BEPA.4.5.1 Uncertainty Not Eliminated in BEPA—No BEPA practice can wholly eliminate uncertainty in determining the myriad of variables that can impact the energy consumption of a building on a property. The BEPA is intended to reduce, but not eliminate, uncertainty regarding the impact such variables can have on the energy consumption of a building.4.5.2 Not Exhaustive—This practice is not meant to be an exhaustive assessment. There is a point at which the cost of information obtained or the time required to gather it outweighs the usefulness of the information and, in fact, may be a material detriment to the orderly completion of a real estate transaction. One of the purposes of this practice is to identify a balance between the competing goals of limiting the costs and time demands inherent in performing a BEPA and the reduction of uncertainty about unknown conditions resulting from collecting additional information.4.5.3 Level of Inquiry is Variable—Not every building will warrant the same level of assessment. The appropriate level of assessment will be guided by the type of property subject to assessment and its complexity, the needs of the user, and the information already available or developed in the course of the inquiry.4.6 Rules of Engagement—The contractual and legal obligations between a Consultant and a user (and other parties, if any) are outside the scope of this practice. No specific legal relationship between the Consultant and user was considered during the preparation of this practice.1.1 Purpose—The purpose of this standard is to define a commercially useful practice in the United States of America for conducting a building energy performance assessment (BEPA) on a building involved in a commercial real estate transaction and subsequent reporting of the building energy performance information. The practice is intended to provide a methodology to the user for the collection, compilation, analysis, and reporting of building energy performance information associated with a commercial building. The practice may be used independently or as a voluntary supplement to Guide E2018 for property condition assessments or Practice E1527 for Phase I environmental site assessments. Utilization of this practice and performance of a BEPA is voluntary. If the property owner (for example, the seller) is unwilling or unable to provide building energy consumption and cost information, a BEPA cannot be performed.1.2 Building Energy Performance—This practice defines building energy performance as the building’s total annual energy consumption and cost for heating, cooling, electricity, and other related uses. Energy consumption, for example, includes total electricity purchased; purchased or delivered steam, hot water, or chilled water; natural gas; fuel oil; coal; propane; biomass; or any other matter consumed as fuel and any electricity generated on site from renewable/alternative energy systems (for example, wind energy generator technology, fuel cells, microturbines or solar photovoltaic systems).1.3 Objectives—Objectives in the development of this practice are to: (1) define a commercially useful practice for collecting, compiling, and analyzing building energy performance information associated with a building involved in a commercial real estate transaction; (2) facilitate consistency in the collection, compilation, analysis, and reporting of building energy performance information as may be required under building benchmarking, labeling, disclosure, or mandatory auditing regulations; (3) supplement as needed a property condition assessment conducted in accordance with Guide E2018 or an environmental site assessment conducted in accordance with Practice E1527; (4) provide that the process for building energy performance data collection, compilation, analysis, and reporting is consistent, transparent, practical and reasonable; and (5) provide an industry standard for the conduct of a BEPA on a building involved in a commercial real estate transaction, subject to existing statutes and regulations which may differ in terms of scope and practice.1.4 Documentation—The scope of this practice includes data collection, compilation and reporting requirements. Documentation of all sources, records, and resources relied upon in the investigation is provided in the report.1.5 Considerations Outside the —The use of this practice is limited to the collection, compilation, and analysis of building energy performance information as defined by this practice for real estate transactions in the United States of America. While this information may be used to facilitate building benchmarking, labeling, rating or ranking, reporting of building energy performance information between a seller and a buyer or a landlord and a tenant on a voluntary basis or as may be required by building benchmarking, labeling, disclosure or mandatory auditing regulations applicable to the building, or any other use, such use is beyond the scope of this practice. This ASTM Standard Practice does not supersede existing statutes and regulations.1.6 Organization of This Practice—This practice has 13 sections and 11 appendices. The appendices are included for informational purposes only and are not part of the procedures prescribed in this practice.Section 1 Describes the scope of the practice.Section 2 Identifies referenced documents.Section 3 Provides terminology pertinent to the practice.Section 4 Discusses the significance and use of the practice.Section 5 Discusses the relationship between this practice and ASTM Guide E2018 or ASTM Practice E1527.Section 6 Describes the user's responsibilities under this practice.Section 7 Describes the BEPA process.Section 8 Describes the site visit and walk-through.Section 9 Discusses interviews with owner , operator, or key site manager.Section 10 Describes records collection for the BEPA process.Section 11 Provides the records analysis methodology for building energy consumption data.Section 12 Focuses on BEPA report preparation and reporting of building energy consumption information.Section 13 Identifies non-scope considerations.Appendix X1 Provides the legal background on federal, state, or local building energy consumption disclosure legislation and regulation.Appendix X2 Identifies building energy performance and sustainability labeling programs.Appendix X3 Discusses government and utility energy efficiency incentives and grants.Appendix X4 Provides guidance on suggested qualifications for the consultant conducting the BEPA.Appendix X5 Information that can be collected from the property owner/operator/key site manager.Appendix X6 Provides a recommended table of contents and report format for the BEPA.Appendix X7 Provides general property types with categories and subcategories that can impact building energy consumption.Appendix X8 Provides a general commercial building survey checklist.Appendix X9 Presents carbon emission estimation methodology associated with combustion processes related to energy consumption in a commercial building.Appendix X10 Provides common no-cost/low-cost energy saving measures for commercial buildings.Appendix X11 Provides illustrative example of building site energy consumption calculations.1.7 Units—The values stated in inch-pound units are to be regarded as the standard. The values given in parentheses are mathematical conversions to SI units that are provided for information only and are not considered standard.1.8 This practice cannot replace education or experience and should be used in conjunction with professional judgment. Not all aspects of this practice may be applicable in all circumstances. This ASTM standard practice is not intended to represent or replace the standard of care by which the adequacy of a given professional service must be judged, nor should this practice be applied without consideration of a building’s many unique aspects. The word “standard” in the title means only that the practice has been approved through the ASTM consensus process.1.9 Nothing in this practice is intended to create or imply the existence of a legal obligation for reporting of energy, performance, or other building-related information. Any consideration of whether such an obligation exists under any federal, state, local, or common law is beyond the scope of this practice.1.10 This standard does not purport to address all of the safety concerns, if any, associated with its use. It is the responsibility of the user of this standard to establish appropriate safety, health, and environmental practices and determine the applicability of regulatory limitations prior to use.1.11 This international standard was developed in accordance with internationally recognized principles on standardization established in the Decision on Principles for the Development of International Standards, Guides and Recommendations issued by the World Trade Organization Technical Barriers to Trade (TBT) Committee.

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