Commercial Real Estate Energy Procurement in Illinois

Who this is for

Owners, asset managers, and property managers responsible for energy across Illinois commercial buildings and portfolios — office, retail, mixed-use, and multi-tenant. It applies whether the owner holds one large building or many.

The commercial real estate energy picture

• Common-area vs. tenant accounts. Owners typically control common-area meters (lobbies, garages, HVAC, exterior); tenant spaces may be separately metered. Procurement focuses on the accounts the owner controls — start with a meter inventory.
• Multiple utilities and dates. A portfolio can span ComEd and Ameren electric and different gas utilities, each with its own market and renewal timing.
• Larger buildings are often demand-billed, making demand charges relevant for common-area accounts with big HVAC loads.

The meter inventory is the real starting point

For most industries the account is obvious; for commercial real estate the first task is simply knowing what you have. A single property can carry a common-area electric meter, a separate house meter for a garage or amenity, a gas meter for central heating, and a set of tenant meters that may or may not be the owner's responsibility. Across a portfolio, those accounts sit on different utilities, different rate classes, and different contract end dates, some on supply contracts and some still on utility default service. Before any pricing conversation is meaningful, each account needs to be identified by utility, rate class, current supplier, and end date. That inventory is what turns a scattered set of bills into a portfolio that can actually be managed.

Load profile of the owner-controlled accounts

Common-area load is dominated by the building's mechanical systems: central HVAC, chillers and boilers, elevators, garage ventilation, lobby and corridor lighting, and exterior lighting. In an office building this load tracks the business day and the season, peaking on hot summer afternoons when cooling runs hardest. In a shopping center, exterior and parking-lot lighting and shared HVAC drive the common-area account while individual tenants carry their own store loads. Retail and mixed-use properties often run longer hours than a nine-to-five office, which changes both the energy profile and the demand pattern. Because the owner controls the mechanical loads but not the tenant spaces, procurement concentrates on where the owner actually holds the account.

Portfolio procurement, not single-rate shopping

The core work mirrors multi-location procurement: inventory every meter (utility, rate class, current supplier, end date), group accounts correctly, align delivery dates where it helps, and maintain a renewal calendar. Accounts on the same utility can often be grouped for a common delivery date; a portfolio that spans ComEd and Ameren electric or more than one gas utility becomes a few coordinated groups rather than one contract. A cross-portfolio bill review frequently surfaces inconsistent rate classes and contract statuses between buildings, and a contract review catches accounts drifting toward a holdover rate before they lapse.

What to watch for

• Accounts rolling to holdover. With many end dates across a portfolio, a lapsed account can quietly fall to a month-to-month rate. A renewal calendar is the safeguard.
• Lease pass-through language. How energy cost is recovered from tenants — direct metering, a lease inclusion, or a common-area maintenance charge — shapes which accounts are worth the owner's procurement attention.
• Acquisitions and dispositions. As buildings enter or leave the portfolio, their meters need to be added to or removed from the inventory and the renewal calendar so nothing falls through the cracks.

Getting started

Provide a meter/account inventory and recent bills for the owner-controlled accounts, and the portfolio can be grouped, reviewed, and priced group by group through the procurement process. No savings figure is promised in advance.