Massachusetts LBER · 225 CMR 27.00

Massachusetts LBER compliance for buildings of 20,000 sq ft or more

The Massachusetts Large Building Energy Reporting (LBER) law requires owners of covered buildings to report energy use to DOER by June 30 every year, and fines of up to $150 per day can apply for missing data. Our CEM- and PE-credentialed team confirms coverage, benchmarks your building and files with DOER.

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  • CEM and PE credentialed team
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  • Programs in 9 states and DC

Applies statewide. Boston (BERDO) and Cambridge (BEUDO) filers have a path to satisfy LBER owner reporting.

Last updated · Reviewed by Insight Energy Consulting professionals holding CEM and PE credentials

20,000+ sq ft
Gross floor area threshold for covered buildings
June 30
Annual owner deadline for prior calendar year data
$150 / day
Maximum fine after a DOER notice and 30-day cure period
Oct. 31
DOER publishes results in a public, searchable database

Every year: building owners report prior calendar year energy use to DOER by June 30, and fines may apply if data is not provided within 30 days of a DOER notice. Latest update (): calendar year 2025 data was due June 30, 2026. Buildings that have not reported should submit data and contact DOER promptly. The next cycle opens with exemption requests due March 15, 2027.

Is your building required to report?

Search the Massachusetts Covered Buildings List

Look up any building on DOER's LBER Covered Buildings List by street address, owner name or UBID. Buildings on the list must report under LBER unless an exemption applies. Results show which lists a building is on and its owner reporting deadline.

Tip: start with the street number and name (for example "41 Atlantic"). Abbreviations like St and Street both work. Boston neighborhoods (for example Dorchester or Brighton) may be listed as the city.

Source: Massachusetts DOER, 2026 LBER Covered Buildings List (Compliance Year 2026, 36,191 entries) and 2025 list (34,291 entries). Results are informational; confirm current status with DOER. Official list · DOER map · Corrections

LBER compliance services

How Insight Energy Consulting handles Massachusetts LBER compliance

Insight Energy Consulting is a building performance standards compliance consulting firm for commercial and multifamily property owners. Our team of professionals holds Certified Energy Manager (CEM) and Professional Engineer (PE) credentials and manages Large Building Energy Reporting from Covered Buildings List review through DOER submission.

Coverage and building data

We confirm what DOER has on record before anything is filed.

  • Covered Buildings List status and UBID
  • Gross floor area checked against floor plans
  • Dispute, building addition or floor area update requests

Benchmarking and DOER reporting

We set up reporting correctly the first time and keep it clean.

  • ENERGY STAR Portfolio Manager properties and meters
  • Delivered fuels and on-site solar entered and documented
  • Sharing with DOER and correcting any flagged errors

Exemptions, campuses and tenants

We handle the requests and paperwork that trip owners up.

  • Exemption and campus designation requests
  • Reporting Method Form authorization
  • Written tenant data requests and responses
Get a free compliance check Schedule a consultation

Track record

Why building owners trust Insight Energy Consulting

Credentialed review, a clean filing record and experience across building performance programs in 9 states and Washington DC.

5,000+Buildings benchmarked nationwide
100M+Square feet benchmarked
ZeroPenalties incurred by clients on filings we manage
100%Of client submissions ultimately accepted

Credentialed, accountable review

Every LBER filing we manage is reviewed by professionals holding Certified Energy Manager (CEM) and Professional Engineer (PE) credentials before it goes to DOER.

ENERGY STAR Partner

ENERGY STAR® Partner. Insight Energy Consulting is a current partner in the U.S. EPA’s ENERGY STAR program, the benchmarking platform DOER uses for LBER reporting.

Multi-jurisdiction experience

Beyond Massachusetts, we support building performance and benchmarking compliance in Washington (CBPS and Seattle BEPS), Oregon, Maryland, Colorado and Energize Denver, Boston BERDO, Washington DC, Chicago, Atlanta, Philadelphia and California, including Los Angeles EBEWE, San Francisco, San José, West Hollywood, Chula Vista and AB 802. Owners with multi-state portfolios get one consistent benchmarking approach.

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Key facts

Massachusetts LBER at a glance

The Massachusetts Large Building Energy Reporting (LBER) program requires owners of buildings with 20,000 sq ft or more of gross floor area to report annual energy use to DOER by June 30. DOER publishes building-level energy use and greenhouse gas emissions each October 31.

Law and regulationM.G.L. c. 25A, §20; 225 CMR 27.00 (effective February 28, 2025)
Administered byMassachusetts Department of Energy Resources (DOER)
Covered buildings20,000+ sq ft gross floor area and listed on DOER’s Covered Buildings List
What is reportedAnnual energy use: utilities report electricity, gas and steam; owners report other energy such as oil, propane, wood and on-site renewables. Water is not reported.
DeadlinesUtilities May 30; building owners June 30 (prior calendar year data)
Reporting platformENERGY STAR Portfolio Manager and the MassBEAM portal
PenaltyUp to $150 per day if data is not provided within 30 days of a DOER notice
Emissions limitsNone. LBER is a reporting and disclosure requirement.
DOER helpdesk888-383-8541 · DOER.BER@mass.gov

First reporting year results

Massachusetts LBER first-year results

DOER’s 2026 LBER white paper (February 24, 2026) summarizes the first cycle, which covered calendar year 2024 energy use.

33,626
Buildings identified for the 2024 Covered Buildings List
2.69 billion
Square feet of gross floor area on that list
14,480
Buildings with full or partial data as of November 17, 2025 (about 43%)
13,473
Buildings claimed by owners (about 40%)
Why it matters: reported buildings accounted for 10,853,172 MTCO2e of greenhouse gas emissions. DOER noted that many owners did not claim their buildings, that utilities could not match every building to meter records, and that self-reported data is not verified by a third party. DOER plans expanded owner outreach and utility coordination for 2026.

Who is covered

Who must comply with Massachusetts Large Building Energy Reporting

LBER is Massachusetts’ statewide energy benchmarking and disclosure law, established by M.G.L. c. 25A, §20 and implemented through 225 CMR 27.00, effective February 28, 2025. The first reports (2024 data) were published October 31, 2025.

Check the official Covered Buildings List →
  • 20,000 sq ft or more of gross floor area, measured to the exterior face of exterior walls, and listed on DOER's Covered Buildings List (published by March 30 each year).
  • New construction is added once a Temporary Certificate or Certificate of Occupancy is issued before the reported year.
  • "Owner" is broad: owner of record or designated agent, condominium associations, cooperative boards and net lessees with terms of 30+ years. Tenants and individual condo unit owners are not the Building Owner.
  • Under 20,000 sq ft but on the list? File a Dispute Inclusion request with documentation by April 30, not an exemption request. Wrong floor area on record? Submit DOER’s gross floor area update form with floor plans.
  • No notice is not an excuse. Failing to receive a DOER letter does not relieve an owner of reporting obligations.
  • Boston BERDO or Cambridge BEUDO filers may satisfy LBER owner reporting through their local ordinance filing.

Who reports what

LBER energy reporting: utilities vs. building owners

Utilities report electricity, natural gas and steam directly. Owners must report every other energy source by benchmarking in ENERGY STAR Portfolio Manager, unless they qualify for DOER's automated option.

Utilities

Electric, gas and steam companies

Meter-level energy use for each covered building for the prior calendar year, including municipal utilities.

Due May 30

Building owners

You (or your designee)

All energy not supplied by a utility: heating oil, propane, wood and on-site renewables such as solar. Owners self-certify the data.

Due June 30

DOER

Public disclosure

A searchable database (sortable by municipality and zip code), a map and an annual report of each covered building's energy use and greenhouse gas emissions.

Published October 31

What counts: all energy used by building systems (lighting, heating, hot water, plug loads) or by industrial processes in the building, regardless of type. Not reported: water use, fleet or vehicle fuel, and, in general, on-site energy that does not serve the building or its processes.

State vs. local rules

LBER vs. BERDO vs. BEUDO: how Massachusetts building energy laws compare

LBER applies statewide. Boston and Cambridge have their own ordinances with emissions requirements, and owners who comply with BERDO or BEUDO may satisfy the LBER owner reporting requirement through that filing.

Swipe the table sideways to compare all three programs.

Sources: DOER LBER guidance and 225 CMR 27.00; City of Boston BERDO; City of Cambridge BEUDO (September 2025). Confirm current requirements with each program.
Massachusetts LBERBoston BERDOCambridge BEUDO
WhereStatewideCity of BostonCity of Cambridge
Covered buildings20,000+ sq ft on DOER’s Covered Buildings ListNon-residential 20,000+ sq ft; residential 15+ units; parcels whose buildings sum to 20,000 sq ft or 15 unitsEmissions requirements apply to non-residential properties of 25,000+ sq ft; residential properties have no BEUDO emissions reduction requirements
What is requiredAnnual energy use reporting and public disclosureAnnual energy and water reporting plus emissions standardsAnnual energy and water reporting plus emissions reduction requirements
Emissions limitsNoneBegin in 2025 or 2030 depending on building size; net zero by 2050100,000+ sq ft: begin 2026, net zero by 2035. 25,000 to 99,999 sq ft: begin 2030, net zero by 2050
Owner reporting deadlineJune 30May 15Set by the City of Cambridge
Water reportingNoYesYes
Third-party verificationNot part of owner reporting; DOER may audit submissions for 5 yearsFirst reporting year, first emissions compliance year (2026 or 2031), then every 5 yearsSee City of Cambridge guidance
Relationship to LBERNot applicableBERDO compliance may satisfy LBER owner reportingBEUDO compliance may satisfy LBER owner reporting

Annual compliance calendar

LBER deadlines for building owners

These dates repeat every year. Exemptions, disputes, campus requests and third-party designations are due months before the June 30 LBER reporting deadline.

Tenant-purchased energy: owners are not penalized for energy a lessee orders and pays for directly if the owner sends a written data request by April 30, receives no response, and submits evidence of the request through DOER’s exemption request form. DOER’s calendar lists June 25 for this step, while one DOER FAQ references June 30; submitting by June 25 meets both.
Tenant-paid electricity, gas or steam: DOER can pull this utility data if the owner authorizes it through the Reporting Method Form. A written request to tenants is then needed only for delivered fuels and other non-utility energy.
  1. JanuaryDOER notifies owners of record that their buildings are on the Covered Buildings List
  2. March 15Exemption requests due, with supporting documentation
  3. March 30DOER publishes the final Covered Buildings List
  4. April 30Dispute inclusion (including buildings under 20,000 sq ft); request campus designation; designate a third-party Building Owner or Reporting Entity; send written data requests to lessees
  5. May 30Utilities submit energy data to DOER; DOER notifies owners of campus designation decisions
  6. June 25Lessee response cutoff; submit evidence of unanswered data requests through the exemption request form
  7. June 30Owner reporting deadline for prior calendar year data; last day to request a deadline extension
  8. August 31Owners verify, correct or flag discrepancies in submitted energy data
  9. October 31DOER publishes building-level results and annual report

How to comply

How to comply with LBER in 5 steps

Based on DOER's official compliance guidance. Most steps are completed through the MassBEAM building owner portal.

  1. Confirm coverage

    Find your building and its UBID on the Covered Buildings List. Add a missing building, correct floor area or dispute inclusion by April 30.

  2. Check exemptions

    If a qualifying condition applies, submit an exemption request by March 15. DOER confirms approval or denial.

  3. Claim your building

    File the Claim My Building Form to update contacts and, if needed, designate a third party.

  4. Choose a method

    Select Automated (DOER-managed) or Self-managed reporting in ENERGY STAR Portfolio Manager.

  5. Report

    Automated: no further action unless information changes. Self-managed: benchmark by June 30, share with "DOER" (Read Only) and fix any flagged errors, even after June 30.

CHOOSE ONLY IF ALL APPLY

Automated (DOER-managed)

  • No delivered fuels or on-site renewable energy to report
  • Building is not already in ENERGY STAR Portfolio Manager
  • Not covered by BERDO or BEUDO
  • Owner wants to comply with the fewest steps and is not interested in benchmarking
  • For campuses: every building on the meter qualifies, including buildings under 20,000 sq ft

DOER obtains utility data directly and can create the Portfolio Manager account and property for you. Owners keep contact information current and can view data in the MassBEAM portal.

CHOOSE IF ANY APPLY

Self-managed (Portfolio Manager)

  • Already benchmarking in ENERGY STAR Portfolio Manager
  • Building uses any energy besides utility gas or electricity, such as oil, propane, wood or solar
  • Want to benchmark for other purposes (for example, tracking a multi-state portfolio)
  • Campus needs submetering to exclude non-covered buildings

Owners set up their own Portfolio Manager account and properties, then share each property (for campuses, both parent and child properties) with DOER: Read Only for Property Information and All Meter Information.

Based on DOER’s reporting method criteria in its LBER compliance guide.

What the checklist does not show

Many buildings look eligible for automated reporting until the details come out: a backup generator or propane water heater, a solar array, a Portfolio Manager property set up years ago by a prior owner or manager, shared campus meters, tenant-paid utilities or a BERDO filing. Choosing the wrong method can leave a building with incomplete data and a DOER notice.

Confirm my reporting method

Exemptions

LBER exemptions and penalties

Requests are due March 15 of the compliance year, with supporting documentation.

  1. Vacant for the full calendar year
  2. Demolished during the previous calendar year
  3. Vacant more than 50% of the year due to fire, flood or wind damage
  4. Owner filed for or dissolved in bankruptcy
  5. Other unique or unforeseen circumstances approved by DOER
A request is not an exemption. DOER program staff confirm whether each request is approved or denied; plan to report until a decision is received. Buildings under 20,000 sq ft should file a Dispute Inclusion request instead.

Penalties & enforcement

LBER fines under 225 CMR 27.11

Up to $150/day

If an owner does not provide missing energy data within 30 days of a DOER notice.

  • Utilities: up to $150 per covered building, per day.
  • Large tenants (over 5% of GFA) who do not answer an owner's written request within 30 days may receive a DOER notice, then fines of up to $150 per day if data is still missing 30 days later.
  • No pass-through of owner fines to tenants occupying under 5% of GFA.
  • Audits: DOER may audit submissions for 5 calendar years, request records needed to monitor compliance and conduct site visits on reasonable notice.
  • Selling a building? Obligations stay with the listed owner until DOER approves an Ownership Change Form.

Don’t wait for a DOER notice

Fines start once data is still missing 30 days after a notice. A free LBER compliance check confirms your coverage, reporting method and open items before the next deadline.

Get a free compliance check Download the Quick Reference Guide

Common questions

Massachusetts LBER FAQs

Answers summarize DOER’s published LBER guidance. Confirm building-specific questions with DOER or our team.

The basics

What is the Massachusetts Large Building Energy Reporting (LBER) law?
LBER is Massachusetts’ statewide energy benchmarking and disclosure law, established by M.G.L. c. 25A, §20 and implemented through 225 CMR 27.00. Owners of buildings with 20,000 sq ft or more of gross floor area that appear on DOER’s Covered Buildings List must report annual energy use, and DOER publishes building-level results each October 31. See DOER’s Large Building Energy Reporting Policy page.
What do "LBER" and "DOER" stand for?
LBER stands for Large Building Energy Reporting, the Commonwealth’s energy benchmarking and disclosure program. DOER is the Massachusetts Department of Energy Resources, the state agency that administers it.
Does LBER set energy or emissions limits?
No. LBER is a reporting and public disclosure requirement. M.G.L. c. 25A, §20 and 225 CMR 27.00 require annual energy use reporting and allow fines for missing data, but they do not set energy or emissions performance targets.
We are in Boston or Cambridge. Do we report twice?
Owners complying with Boston’s Building Emissions Reduction and Disclosure Ordinance (BERDO) or Cambridge’s Building Energy Use Disclosure Ordinance (BEUDO) may satisfy the LBER building owner reporting requirement through that filing, as explained in DOER’s compliance guidance for buildings that benchmark in another program. These buildings are not eligible for DOER’s automated reporting option.
What is the difference between LBER and BERDO?
LBER is a statewide reporting and disclosure law for buildings of 20,000+ sq ft, with an owner deadline of June 30 and no emissions limits. Boston’s BERDO covers non-residential buildings of 20,000+ sq ft and residential buildings with 15+ units, requires energy and water reporting by May 15 (City of Boston BERDO requirements), and sets emissions standards that reach net zero by 2050. BERDO compliance may satisfy LBER owner reporting.
Do we need a consultant for Massachusetts LBER compliance?
No. Building owners can report on their own by following DOER’s step-by-step LBER compliance guide. Owners often use an LBER compliance consultant when a building uses delivered fuels or on-site solar, has tenant-paid utilities, shares meters as a campus, needs an exemption or dispute, or is part of a multi-state portfolio. Insight Energy Consulting’s CEM- and PE-credentialed team handles these cases, and no client has incurred a penalty on a filing we manage.

Coverage and responsibility

Which buildings are covered, and what is the Covered Buildings List?
A Covered Building is a building on one or more parcels with 20,000 sq ft or more of gross floor area that appears on the Covered Buildings List. DOER publishes the list by March 30 each year to identify which large buildings must report energy use. Owners can search DOER’s official Covered Buildings List or the lookup tool on this page to check a building.
What is a UBID, and how do I find mine?
A Unique Building Identifier (UBID) is a standard developed by Pacific Northwest National Laboratory (PNNL) that pinpoints a building’s physical location and footprint. DOER uses UBIDs to identify each covered building and track its submissions. Each building’s UBID appears with its listing on DOER’s Covered Buildings List and in the lookup tool on this page. Learn more about UBIDs from PNNL.
Our building is under 20,000 sq ft. What should we do?
Submit DOER’s Dispute Inclusion Form, with supporting documentation, by April 30. If DOER approves the request, the building is removed from the list and no further LBER action is required for it. Do not use an exemption request for this.
How do we update the gross floor area on record for our building?
Submit DOER’s Update Covered Buildings List Information Form with floor plans that document the gross floor area change. DOER cannot process the request without floor plans.
I am a tenant, not the owner of the whole building. What should I do?
Tenants are not the responsible Building Owner under LBER. If you were listed as the Building Owner, submit DOER’s General Inquiry Form with the correct point of contact. If you pay utilities and the owner cannot access that data, you must provide your energy use to the owner after receiving their written request. Tenants occupying more than 5% of gross floor area who do not respond may be fined.
Who is the Building Owner for a condominium?
Individual unit owners are not responsible for LBER compliance. The condominium association or management company decides who acts as the Building Owner. If an individual unit owner is listed, submit DOER’s General Inquiry Form with the correct point of contact.
We are a local government. Who should report?
DOER leaves this decision to each local government. Based on practice in other jurisdictions, reporting is typically handled by the energy or sustainability manager. DOER’s LBER Knowledgebase also sets a 3-letter naming code for public entities.
Can a consultant or property manager take responsibility for LBER reporting?
Yes, by April 30 of the compliance year. A Designated Building Owner accepts full compliance responsibility, including penalties. A Reporting Entity handles reporting only; penalty responsibility stays with the Building Owner. Both designations require a notice signed by both parties; see DOER’s guidance on designating a different Building Owner.

Reporting

How do I know if my building is in compliance?
It depends on your reporting method. Automated: DOER obtains the building’s utility data; keep building and contact information current. Self-managed: all prior calendar year energy must be entered in ENERGY STAR Portfolio Manager and shared with DOER by June 30, and any errors DOER flags must be corrected. DOER’s compliance guidance explains how to confirm status for each method.
What energy do we have to report?
Under 225 CMR 27.00, utilities report electricity, natural gas and steam. Owners report other energy used by the building, including heating oil, propane, wood and on-site renewable generation. Report all energy that powers building systems (lighting, heating, hot water, plug loads) or industrial processes in the building (pumps, motors, stationary equipment), regardless of type. In general, energy sources on site that do not serve the building or its processes are not reported, and fleet or vehicle energy is excluded.
Does water use need to be reported?
No. LBER does not require water use reporting, as confirmed in DOER’s LBER FAQ.
What is the difference between automated and self-managed reporting?
Automated reporting is for buildings with no delivered fuels or on-site renewables that are not already in ENERGY STAR Portfolio Manager and not covered by BERDO or BEUDO; DOER obtains the utility data for the owner. All other buildings self-manage by setting up Portfolio Manager, reporting all energy use and sharing the property with DOER, following DOER’s reporting method criteria.
How often do we update Portfolio Manager, and is there a deadline?
Self-managed reporters benchmark the previous calendar year’s data in ENERGY STAR Portfolio Manager every year by June 30. If DOER flags errors in your data, including after June 30, you must correct them to be in compliance.
We own the building, but tenants pay the utilities. How do we report?
For electricity, natural gas and steam, DOER can push the utility data for the building if you authorize it through the Reporting Method Form. For delivered fuels and other energy sources (or if you do not authorize DOER), send tenants a written request for their energy use by April 30. You will not be penalized for unreported tenant energy if the tenant does not respond and you submit evidence of the request through the exemption request form. DOER’s annual calendar lists June 25 for that step. DOER provides a template for the written request; see DOER’s guidance on reporting with tenants.
Our building is served by a municipal light plant. What changed in 2026?
On May 28, 2026, DOER granted a waiver: building owners in municipal light plant (MLP) service territories are not required to report MLP-supplied energy for Compliance Year 2026. Delivered fuels and other non-utility energy sources are still reportable.
How many buildings reported in LBER’s first year?
DOER’s 2026 LBER white paper reports that 33,626 buildings were identified for the 2024 Covered Buildings List, and 14,480 buildings (about 43%) had full or partial benchmarking data as of November 17, 2025. Only 13,473 buildings (about 40%) had been claimed by owners.

Deadlines, campuses and exemptions

When are LBER reports due?
Building owners report the prior calendar year’s energy use by June 30 each year. For Compliance Year 2026 (calendar year 2025 data), the deadline was June 30, 2026, as stated in DOER’s 2026 owner notification letter. The next owner deadline is June 30, 2027, for calendar year 2026 data. Other annual dates include exemption requests by March 15, disputes and campus requests by April 30, and DOER publication of results by October 31.
What if we cannot meet the June 30 LBER deadline?
Submit DOER’s Extension Request Form no later than June 30, explaining the reason and proposing a new date. DOER reviews requests case by case. Assume the original deadline applies until an extension is approved.
Are our buildings a campus?
A campus is two or more buildings on one or more parcels served by a single energy meter or plant, and the owner must request the designation. Submit DOER’s Campus Designation Form by April 30 naming the parent property (the campus) and child properties (each building); DOER notifies owners of its decision by May 30. Self-managed campuses share both parent and child properties with DOER and enter all campus UBIDs, separated by semicolons, on the parent property. Automated reporting is available only if every building on the meter qualifies, including buildings under 20,000 sq ft.
Our campus includes a building that is not on the Covered Buildings List. What are our options?
Every building on a shared meter must be included in a campus, even buildings under 20,000 sq ft. To exclude a smaller building, it must be submetered and reported through the self-managed method, and the buildings cannot report as a campus. DOER does not accept owner estimates of individual building energy use. Alternatively, use DOER’s Building Addition Form to add the smaller building to the Covered Buildings List and include it in the campus without submetering.
Does filing an exemption request mean our building is exempt?
No. DOER program staff review each request and confirm whether it is approved or denied. Requests are filed through DOER’s Exemption Request Form by March 15 with supporting documentation. Qualifying reasons are a full calendar year of vacancy, demolition in the prior year, vacancy of more than 50% of the year due to fire, flood or wind damage, owner bankruptcy, or other circumstances DOER approves. Buildings under 20,000 sq ft should file a Dispute Inclusion request instead.

Know where your building stands

Get a free Massachusetts LBER compliance check

Insight Energy Consulting helps commercial and multifamily owners meet energy benchmarking and building performance requirements. In a short, no-cost LBER review we will:

  • Confirm your Covered Buildings List status, UBID and gross floor area
  • Identify exemption, campus or BERDO/BEUDO alignment options
  • Recommend Automated or Self-managed reporting
  • Verify your Portfolio Manager property, meters and DOER sharing setup
  • Flag open items from the calendar year 2025 cycle

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    Sources

    1. DOER: Complying with Massachusetts’ Large Building Energy Reporting Law
    2. DOER: LBER Covered Buildings List
    3. DOER: 2026 Large Building Energy Reporting White Paper (February 24, 2026)
    4. DOER: Large Building Energy Reporting Results
    5. 225 CMR 27.00: Building Energy Reporting and M.G.L. c. 25A, §20
    6. City of Boston: Building Emissions Reduction and Disclosure Ordinance
    7. City of Cambridge: BEUDO emissions requirements (September 2025)

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