Navigating the complexities of the Department of Buildings (DOB) filing and permitting can be a daunting task. At EN-POWER GROUP, we simplify the process with expert services that ensure your building projects meet all regulatory requirements efficiently and without delays.
Our team has extensive experience managing filings, permits, and inspections for a wide range of projects, including projects that require a change of occupancy (COO).
Michael is the Managing Director and Founder of EN-POWER GROUP. With over 35 years of experience in both the generation and end-use sides of the energy industry, Michael founded EN-POWER GROUP with the vision of developing an engineering firm that does energy management “better”. With that simple vision, EN-POWER GROUP evolved into an engineering firm that designs, develops, and delivers comprehensive, integrated, and practical energy solutions from concept to completion.
Michael’s engineering career began at Westinghouse Electric in power generation, where he managed the development of large-scale central station and combined‑cycle power generation plants ranging from 100 MW to 1,000+ MW throughout the Middle East, Asia, and the Americas. After relocating back to New York, his career transitioned to working directly with large end-users on energy reduction, onsite generation, district steam, microgrids, and renewables at Trigen Energy, eventually leading him to work in the demand-side energy efficiency sector as Director of Business Development at Con Edison Solutions. There his responsibilities included developing companywide strategic plans to accelerate business growth in the commercial, educational, and healthcare sectors, overseeing energy efficiency projects, project financing, commodities trading, and energy purchasing. These extensive and diverse experiences in the energy space empowered Michael to create a company that applies practical solutions to complex energy needs to maximize savings and reduce environmental impacts for its customers.
Mitchell is the Director of Business Development. He is responsible for implementing EN‑POWER GROUP’s business strategy by identifying market trends, exploring new areas of growth, and facilitating client relationships for a growing engineering staff. Mitchell directly develops and manages partnerships with high-level stakeholders, including building developers, property managers, board members, business partners and affiliates nationwide. He emphasizes the importance of both financial and engineering viability for all projects and develops customized financing packages to bring projects to fruition. In particular, he is responsible for negotiating and creating financing structures that include power purchase agreements (PPAs), equipment financing, tax credits, and energy performance agreements.
Prior to joining EN-POWER GROUP, Mitchell led several successful business ventures in Tucson, Chicago, and Dallas. Always a New Yorker, Mitchell has an intimate understanding of the real estate and financial markets of large metropolitan areas. He is actively involved in the Association of Facilities Engineering and the New York AIR Society for Asthma, Immunology and Respiratory Medicine.
Amalia joined EN-POWER GROUP in 2012 to assist in further establishing the company’s engineering services. As the Senior Director of Engineering, Amalia oversees EN-POWER GROUP’s growth strategy. Amalia’s technical leadership has contributed to the revenue growth in the company’s energy consulting, engineering design, control and automation, and commissioning services. Amalia has also implemented countless energy saving projects, capitalizing rebate structures to optimize the return on investment for our clients. Although she works with all sectors that EN-POWER GROUP serves, Amalia is energized by managing large capital projects that will make buildings more mechanically sustainable and resilient – a role that bridges her strong engineering background, management skills, and her social and environmental values.
She’s shared this philosophy as a speaker at a variety of organizations including: NYC Mayor’s Office of Sustainability (MOS), Building Energy Exchange (BEEx), Women in Sustainability and Energy (WISE), Habitat Magazine, and major real estate management companies.
Prior to her role with EN-POWER GROUP, Amalia developed her skills in energy efficiency as a Senior Manager of Existing Buildings with a New York City energy efficiency firm. During that time, she also provided instruction to New York City building superintendents through the Local 32BJ Thomas Shortman Training Fund. Earlier in her career, Amalia held research and engineering roles with the University of Delaware and Solutia. Today, Amalia and her family live in Brooklyn, New York, where she is an active member of her community.
Mariel is the Director of Energy Engineering. Alongside the Senior Director of Engineering, Mariel manages EN-POWER GROUP’s energy engineering team. She has overseen the completion of over 500 energy audits and also acts as project lead for the implementation of large-scale, comprehensive energy efficiency and engineering projects. As one of EN-POWER GROUP’s first employees, Mariel has played an integral role in developing and advancing the energy engineering team. She spearheads the Local Law 87 Compliance group by training and creating analytical tools and energy audit procedures.
Mariel’s background as an Environmental Engineer combined with her experience as a licensed Mechanical Engineer, puts her in an ideal position to effectively evaluate and execute sustainable, energy efficient systems in buildings. Mariel has extensive experience conducting retro-commissioning and ASHRAE Level I, II, and III audits of multifamily and commercial buildings throughout New York City. She has successfully coordinated and implemented many types of incentive programs to help bring projects to fruition, including completing over 20 projects through NYSERDA’s Multifamily Performance Program (MPP) and well over 120 NYSERDA FlexTech projects.
Mariel is the recipient of the 2019 Kate Goldstein Emerging Leader Award. This award recognizes Mariel for her contribution to the Northeast Sustainable Energy Association (NESEA) and commitment to supporting the next generation of emerging professionals in high-performance buildings.
Thomas has been working with EN-POWER GROUP since 2010, leading the company’s energy management and metering services. As the Director of Energy Management, Thomas oversees the metering, energy and financial analysis, acquisition due diligence, energy forecasting, benchmarking, procurement, sustainability reporting, and rebate facilitation; and is the lead architect of EN-POWER GROUP’s proprietary database. He has focused much of his career on the deployment of energy metering systems to support tenant billing, financial and energy reporting, energy monitoring, and measurement and verification for large‑scale energy efficiency projects.
Prior to his role at EN-POWER GROUP, Thomas developed his skills in energy management as the Senior Energy Analyst and Director of Metering Solutions at a major energy solutions provider, working with leading financial institutions, real estate owners, and managers. As the Senior Energy Analyst, he implemented procurement strategies for many of the largest commercial buildings in NYC, securing electricity, green energy, natural gas, and fuel oil contracts, while additionally developing sustainability strategies, energy reports, utility forecasts and various utility rate analyses. As the Director of Metering Solutions, Thomas was instrumental in developing the company’s patented web-based energy and environmental tracking program, leading the designs of the user interface and reporting features.
Tom is the Associate Director of Engineering Design at EN-POWER GROUP and has eleven years of experience in all phases of building construction and design from project inception through construction close‑out. His expertise includes feasibility studies, code compliance, mechanical drafting and design for bids and permits, and project management for capital improvement projects. Many of these projects are implemented as energy conservation measures, so his knowledge of energy codes and standards has been critical to project success.
Tom has worked on a variety of mechanical capital improvements, including oil to natural gas conversions, boiler replacements, cogeneration installations, air handler upgrades and replacements, and standby generator installations. These projects draw on his construction management experience, which he developed while performing residential renovations as an independent contractor.
Gianna is the Director of Lighting at EN-POWER GROUP overseeing our full-service Lighting Team. Gianna focuses on lighting upgrades that reduce energy consumption while also increasing occupant comfort in existing residential and commercial buildings. She manages projects from start to finish, including conducting on site lighting audits, modeling existing and proposed lighting conditions, selecting and specifying new lighting fixtures and equipment, managing project implementation, and facilitating rebate and incentive procurement.
Prior to joining EN-POWER GROUP, Gianna served as an Environmental Defense Fund (EDF) Climate Corps Fellow and interned for the New York State Energy Research and Development Authority (NYSERDA). Gianna is proud to utilize her skills to make a difference in the world by reducing harmful impacts on the environment.
Sean is a Senior Managing Commissioning Engineer. Since joining EN-POWER GROUP, Sean has used his commissioning expertise to oversee high-level functional performance testing and to further strengthen all commissioning and retro‑commissioning (RCx) procedures. His extensive knowledge of complex building systems informs his role as a senior energy engineer, in which he conducts detailed energy studies and commissioning projects on complex commercial and multifamily buildings.
Sean developed his commissioning experience as a Project Commissioning Engineer at a large energy efficiency company, where for over eight years he oversaw and executed commissioning projects for Energy Performance Contracts (EPCs) and large‑scale facilities administered by the Dormitory Authority of the State of New York (DASNY). His extensive commissioning experience encompasses renovation, modernization, and new construction of buildings ranging from large commercial properties to educational, municipal, and health care facilities.
Dayami joined EN-POWER GROUP in 2024 to manage all aspects of accounting and finance. Her relationships within the company and with external clients and vendors help keep EN-POWER GROUP’s financial targets on track and meet profitability goals. In addition to day-to-day bookkeeping functions, Dayami will oversee financial strategies and compliance by working with all of EN-POWER GROUP’s team members to keep pace with business growth and support project execution.
Dayami’s prior experience as an accounting and financial manager includes the management of financial operations for international construction projects, developing a comprehensive understanding of the building industry’s unique economic system.
Runci is a Senior Design Engineer at EN-POWER with over 12 years of experience designing energy-efficient building systems that reduce carbon emissions and improve building performance. Her expertise includes central plant upgrades, solar design, fuel cell system design, and energy modeling for large facilities. She also supports Energy Star MFNC applications, Enterprise Green Communities certifications, and LEED applications for new construction projects.
Runci has worked with major NYC agencies including NYCHA, NYCSCA, NYCDDC, DASNY, and the Port Authority of NY & NJ. She navigates complex code requirements (Building, Plumbing, Fire, Mechanical, and Energy Conservation) along with ASHRAE and SMACNA standards to deliver compliant, high-performance designs.
Her mechanical design background provides a unique advantage in energy modeling—bringing practical system design knowledge directly into building performance analysis.
One of Runci’s projects is the heating and cooling plant designs and installation at a 96-unit, 15-story luxury condominium property in Brooklyn, NY. The Board was interested in reducing the building’s carbon emissions and associated NYC Local Law 97 carbon penalties, and wanted to review the replacement options for their aged chiller plant. A thorough assessment was especially important as the gas-fired chiller provided not only cooling for the building but also heating and domestic hot water (DHW), a very inefficient method. After conducting a detailed site assessment, Runci designed and helped oversee the installation of their new systems that included: modular electric chillers for cooling; dedicated, high-efficiency modular boilers for heating and DHW; and an integrated Building Management System (BMS) for centralized and remote control of the new equipment for deep energy and carbon savings.
Another of Runci’s projects is the new construction of the National Black Theatre, a 240,000 sqft mixed-use residential, retail, and event space that will be the new home for the Theatre in Harlem. To support their energy and sustainability goals, Runci is performing the facility’s detailed energy modeling and helping develop green roof designs to comply with NYC Local Law 92 and 94 requirements. You can read more about this project here.
Nikita is the Associate Director of Engineering Design, Operations, at EN-POWER GROUP interested in exploring innovative and effective design solutions to meet client needs. She has a passion for optimizing and developing energy models to streamline and improve analysis of building systems. Nikita has conducted energy audits, retro-commissioning studies, and energy reduction analyses on HVAC systems for over fifty (50) large commercial and multifamily buildings, making her well equipped to review designs and optimize building mechanical and distribution systems.
One of Nikita’s projects is the cooling system replacement at a 155-unit, 15-story cooperative building in Manhattan, NY. The building’s cooling tower and electric screw chiller both suffered from major performance issues: the cooling tower fan constantly short-cycled (i.e., turned off and on) leading to resident noise complaints and inefficient operation, and the chiller’s performance and reliability had greatly degraded. The chiller’s unreliability was exacerbated due to the fact a single chiller unit was carrying the cooling load of the entire building – meaning when the chiller broke down, residents were left completely without cooling.
As part of the cooling system upgrade, Nikita chose a modular electric chiller because it could provide three critical things: redundancy in case of equipment failure, significantly increased energy efficiency, and minimal on-site construction as it could be installed in pieces rather than requiring walls to be torn down. For the new cooling tower design, she selected high efficiency motors and variable frequency drives (VFDs) to further reduce energy use. In addition, she was able to incorporate both new systems into the site’s existing Building Management System (BMS) to increase ease of operation and reduce client costs. Nikita’s work is helping the building reduce its energy use by nearly 100,000 kWh and its carbon footprint by 70 metric tons annually, while also securing over $50,000 in funding from Con Edison’s Multifamily Energy Efficiency Program (MFEEP).
Jeffrey is a Senior Managing Energy Engineer at EN-POWER GROUP who helps buildings navigate to a more energy efficient future. His passion for the energy industry began while working on a self-sustained dairy farm primarily powered by a solar photovoltaic (PV) system, inspiring him to pursue a career in sustainability. At EN-POWER, Jeff has conducted energy audits, retro-commissioning studies, capital needs assessments, integrated physical needs assessments, and project management services for over seventy (70) large commercial and multifamily buildings with a wide range of mechanical systems, making him well equipped to help clients strategize building improvements and associated capital planning.
A recent project Jeff led and completed was an Integrated Physical Needs Assessment (IPNA) for Linden Plaza Housing Complex, a 1.6-million square foot Mitchell-Lama development for moderate-income families. The Brooklyn complex consists of five (5) large buildings and 32 townhouses, with 1,525 total units. The building mechanical systems and physical construction needed extensive renovation, prompting the property managers to commission an IPNA study to help evaluate their options and opportunities for improvement. Importantly, the IPNA report would be used as a tool to help receive funding from the New York City Department of Housing Preservation and Development (NYC HPD), and had to meet rigorous standards and specific agency requirements.
Jeff and his team of engineers and architects identified 17 major capital improvement upgrades that would save the facility over $850,000 annually in utility costs. Measures were diverse and included installation of new central plant heating boilers, major repair of the vacuum steam distribution system, elevator modernization, roof replacement, and overhauling the exhaust ventilation system. Jeff’s analysis also included a detailed 15-year financial projection that outlined projected utility costs, construction costs and paybacks, repair schedules, local law compliance needs, and incentives and rebates that could provide financial assistance. Currently Jeff is helping the facility strategize their capital planning and select a final package of holistic measures to implement for deep energy savings.
Bennett is the Manager of Energy Services, Reporting at EN-POWER GROUP, where he leads the Energy Benchmarking Team in completing annual benchmarking and Building Energy Performance Standards (BEPS) reports for city, state, and financial programs across the United States and Canada. In his role, Bennett works closely with property owners and managers to ensure a seamless reporting process, emphasizing data quality and timely compliance. Bennett also collaborates with program administrators to keep EN-POWER GROUP ahead of the curve on Energy Benchmarking, Third-Party Data Verification, and Building Performance program requirements.
With nine years of experience in energy benchmarking and utility data analytics, Bennett has successfully managed utility benchmarking for some of the nation’s largest affordable and market-rate property owners and managers, as well as major Housing Authorities. Over the course of 10 reporting seasons, he has submitted more than 4,000 benchmarking and BEPS reports, helping clients strategically plan for performance and emission reduction targets in line with city and state mandates. Bennett’s expertise in utility data management, compliance reporting, and team leadership ensures that clients achieve their energy performance goals efficiently, effectively, and on time.
To support New York City’s ambitious goal of achieving carbon neutrality by 2025, Municipal Courts have enacted local laws that impose significant financial.
Since 2003, EN-POWER GROUP has crafted practical energy strategies with a holistic goal of reducing costs, optimizing building performance, and reducing carbon emissions for every building we serve.
155 East 56th Street, 3rd Floor
New York, NY 10022
Professional engineering services in New York are provided through Verdantas Consultants, Inc.
Download the full LL11 guide to understand inspection requirements, filing timelines, and how to plan for necessary repairs, plus:
Local Law 11, also known as the Façade Inspection & Safety Program (FISP), requires periodic inspections of building exteriors to ensure they are safe and properly maintained.
The law focuses on identifying conditions such as cracks, loose materials, or deterioration that could pose a risk to public safety.
Buildings that are 7 stories or taller
Retain a Qualified Exterior Wall Inspector (QEWI)
Perform a façade inspection, including a critical examination of exterior walls and appurtenances
Classify the building’s condition (Safe, Safe with a Repair and Maintenance Program (SWARMP), or Unsafe)
File an inspection report with the NYC Department of Buildings
Compliance Cycle: Every 5 years, based on assigned building cycle
Buildings classified as Unsafe require immediate protective measures and repairs, while SWARMP conditions must be corrected within the required timeframe or may be reclassified as Unsafe
LL11 compliance involves coordinating an inspection, documenting conditions, and filing the required report with the DOB.
The inspector evaluates exterior walls and appurtenances, identifies any unsafe conditions, and assigns a classification based on the building’s condition.
If repairs are required, they must be completed and, in some cases, re-inspected before final compliance is achieved.
LL11 is often treated as a routine inspection, but the real challenge comes when conditions are identified that require repairs.
In practice, many buildings:
This often results in higher costs, limited contractor availability, and increased pressure to complete repairs quickly. Missed filings and delayed repairs can also lead to violations, ongoing penalties, and increased project costs.
Need the full picture?
Get the complete LL11 breakdown, including inspection requirements, repair timelines, and compliance considerations.
Download the full LL33/95 guide to understand how your building’s energy grade is calculated and what impacts your score, plus:
Local Law 33 (updated by Local Law 95) requires certain NYC buildings to publicly display an energy efficiency grade based on their annual benchmarking data.
Each building receives a letter grade (A through F), similar to a restaurant inspection grade, which reflects its ENERGY STAR score and overall energy performance.
Deadline: Grades must be displayed each year by October 31 (the grades are typically made available by the DOB on October 1)
LL33/95 relies directly on benchmarking data submitted under Local Law 84.
Once benchmarking is completed and the DOB has processed the information, they assign a letter grade (this typically occurs on October 1) based on the building’s ENERGY STAR score. The building owner must then download the official grade label, print it out, and display it in a visible location near the main entrance.
Many buildings assume this is just a posting requirement, but the grade itself often creates real pressure.
In practice, buildings:
Because the grade is visible to the public, it can influence perception, tenant expectations, and decision-making.
Need the full picture?
Get the complete LL33/95 breakdown, including grade calculations, performance factors, and compliance requirements.
Download the full LL87 guide to understand audit scope, retro-commissioning requirements, and how to plan your compliance timeline, plus:
Local Law 87 requires certain NYC buildings to complete an energy audit and retro-commissioning study every ten years. The goal is to identify energy-saving opportunities and confirm that existing building systems are operating efficiently. An energy audit analyzes where energy is being used and where it can be reduced, while retro-commissioning focuses on testing and optimizing existing systems.
The filing year is based on the last digit of the building’s tax block number, and the report is due by December 31 of that assigned compliance year.
LL87 compliance typically involves evaluating major building systems, identifying operational inefficiencies, and documenting recommended improvements in an Energy Efficiency Report. DOB provides reporting forms, an energy audit template tool, and a retro-commissioning reporting tool for submission. Completed EER filings are submitted to LL87@buildings.nyc.gov.
Many buildings work with a Registered Design Professional or qualified energy consultant to complete the audit, retro-commissioning, and required reporting accurately. DOB also allows certain buildings to apply for an extension or deferral under specific circumstances.
LL87 is often treated like a one-time filing requirement, but in practice it tends to surface deeper operational issues. This is often where buildings discover that systems are no longer performing as intended, controls are out of sync, or prior upgrades were never fully optimized. Because it is only required every ten years, many buildings wait too long to prepare and end up compressing both analysis and implementation into a much shorter timeline than they should. This is an inference based on the law’s ten-year cycle and the audit/retro-commissioning requirements.
Need the full picture?
Get the complete LL87 breakdown, including audit scope, filing steps, and planning considerations.
Download the full LL55 guide to evaluate infrastructure requirements and plan EV charging implementation, plus:
Local Law 55 (2024) requires certain NYC buildings with parking facilities to install electric vehicle (EV) charging infrastructure.
This includes installing a minimum number of Level 2 EV chargers and making additional parking spaces “EV-ready” to support future charger installation.
Compliance typically involves evaluating the building’s electrical capacity, upgrading infrastructure where needed, and installing EV chargers
This often requires coordination between engineers, electricians, and utility providers to determine load capacity and upgrade requirements.
Many buildings underestimate the complexity of infrastructure upgrades required to support EV charging.
In practice, challenges often include:
Buildings that plan early are better positioned to avoid costly upgrades and delays.
Need the full picture?
Get the complete LL55 breakdown, including infrastructure requirements, planning considerations, and compliance steps.
Download the full LL97 guide to understand your emissions limits, potential penalties, and available compliance strategies, plus:
Local Law 97 sets annual carbon emissions limits for large buildings in New York City.
Instead of focusing on reporting or system upgrades alone, this law requires buildings to reduce emissions over time or face financial penalties. Emissions are calculated based on energy usage, space types, and specific emissions factors tied to fuel types.
Deadline: May 1 each year, with an automatic grace period through June 30th.
Buildings that exceed their emissions limit are subject to penalties.
LL97 compliance requires collecting building energy data, applying emissions factors, and calculating total annual emissions.
This process is typically completed using benchmarking data (LL84) and supporting analysis. It is required that buildings work with a Registered Design Professional (RDP) to sign off on the calculations, reporting, and filing.
Buildings must submit an annual report through the DOB platform confirming emissions and compliance status.
LL97 is often misunderstood as a single compliance requirement, when in reality it is an ongoing performance standard.
In practice, many buildings:
Because limits become stricter over time, decisions made today can significantly impact future compliance costs.
Need the full picture?
Get the complete LL97 breakdown, including emissions limits, penalties, and compliance strategies.
Download the full LL88 guide to determine what upgrades are required and how to properly document compliance, plus:
Local Law 88 requires covered NYC buildings to upgrade lighting systems to current energy code standards and install electrical sub-meters in covered tenant spaces. In practice, this law is about improving lighting efficiency, adding required controls, and increasing visibility into tenant electricity usage.
The DOB page also lists key exceptions, including certain one-, two-, and three-family homes, some garden-style apartments, and dwelling units in occupancy groups R-2 and R 3.
For sub-metering, covered tenant spaces include spaces larger than 5,000 gross square feet occupied by one tenant, or a floor larger than 5,000 gross square feet occupied by multiple tenants.
Deadline: LL88 reports are due May 1 annually until compliance is met.
For lighting, DOB requires an attestation of compliance confirming that the building’s lighting system has been inspected and upgraded in accordance with the law. For sub-metering, filing includes an attestation of compliance, a list of covered tenant spaces, and sample monthly statements for each tenant or sub-meter, if applicable. These attestations must be certified by a registered design professional or a licensed master or special electrician and then submitted through the BEAM portal and currently require a $115 filing fee.
LL88 is often viewed as a simple lighting project, but it becomes more complex once buildings evaluate which spaces are covered, what documentation exists, and whether prior upgrades meet current requirements.
Buildings that wait too long are often forced to act quickly, limiting their ability to explore options and leading to higher costs or unnecessary upgrades. Delays can also mean complying under newer, more stringent energy code requirements, further increasing project scope and cost.
Need the full picture?
Get the complete LL88 breakdown, including upgrade requirements, documentation, and filing steps.
Download the full LL84 guide to see exactly how to complete your benchmarking submission and avoid common reporting issues, plus:
Local Law 84 requires certain NYC buildings to track and report their annual energy and water usage. This is done through the ENERGY STAR Portfolio Manager system and submitted to the NYC Department of Buildings each year.
Rather than focusing on upgrades, this law is about measuring building performance and establishing a baseline for future compliance requirements.
Deadline: May 1 each year
Benchmarking requires organizing building data such as square footage, usage types, and energy and water consumption, then submitting it through ENERGY STAR Portfolio Manager.
Many buildings work with a Registered Design Professional (RDP), such as a Professional Engineer or Registered Architect, to help ensure the data is accurate and properly filed.
Many buildings treat benchmarking as a routine filing, but overlook its role in long-term planning.
In practice, this is often where:
Need the full picture?
Get the complete LL84 breakdown, including required data, filing steps, and compliance risks.
