DCS

Multifamily portfolio archetype

Common-area tariff cleanup across a multi-state multifamily portfolio

A portfolio of 20 to 60 buildings spread across BGE and PEPCO territory, each with a mix of common-area and master-metered accounts, audited end to end for the first time.

Documented outcomes

Annual savings range
$120,000 to $240,000
Account class
Small commercial general service and medium commercial demand-billed; mixed BGE GS, BGE GS-PD, PEPCO Schedule GS-3PT, and PEPCO Schedule GT-LV
Utilities
BGE, PEPCO, Delmarva Power, Washington Gas

What this archetype is

A multifamily portfolio engagement begins with a wall of utility accounts that no single person has read end to end in years. Common-area meters, master-metered buildings, parking-garage feeds, leasing-office HVAC, sub-metered pools, and the long tail of small commercial accounts each carry their own tariff exposure, demand profile, and refund window. The work in this archetype is to onboard every account at once, surface the small-dollar errors that compound across the portfolio, and reclassify the larger common-area meters that have outgrown the general-service tariff they were originally billed under. The pattern across this cohort is consistent. Roughly one in five buildings is on the wrong rate schedule. Franchise fee miscalculation surfaces on accounts spanning multiple municipalities. At least one demand ratchet exposure traceable to a single bad peak event sits buried on a master-metered account. None of these findings shows up in a quarterly utility-spend review; all of them surface in a portfolio-wide tariff and billing audit run as a single pass.

The situation

What the engagement walks into

At engagement start, the portfolio has grown across acquisitions and refinancing cycles. Each acquired property brought its own utility accounts onto the books, with no central tariff review. Common-area meters originally classified as small general service have crossed the demand-metered threshold years ago and never been reclassified. Several buildings are master-metered, with sub-metering vendors passing through resident charges on terms that have never been audited against the underlying utility settlement.

Bills arrive monthly into the asset-management workflow, are coded to GL accounts, and are paid. Errors are absorbed silently. The asset manager and the property manager each assume the other is watching for tariff issues; in practice neither is, because neither has the interval data, the tariff books, or the time to reconcile every line against the schedule on file. The portfolio carries an annual utility spend in the low to mid seven figures, with no party assigned to optimize it.

When the engagement begins, our first deliverable is a portfolio map: every account, every utility, every tariff, every meter class, every active service address. The map alone surfaces accounts that should not exist (closed leasing offices still billed for HVAC, parking-lot lighting feeds with no current tenant, common-area meters servicing demolished buildings) at a frequency that is itself a finding category.

What we find

Finding categories specific to this archetype

The same categories surface across most engagements in this vertical. Specific dollar exposure per finding varies by account size, tariff structure, and operational context.

  • 01

    Tariff misclassification on common-area meters

    Common-area meters originally classified under BGE Schedule GS or PEPCO Schedule GS-3PT but now drawing demand consistent with BGE Schedule GS-PD or PEPCO Schedule GT-LV; the utility does not reclassify automatically, and the gap between schedules can compound to mid-five figures per building per year.

  • 02

    Estimated reads billed as actual

    Lightly-occupied accounts (parking lots, vacant leasing offices, seasonal pools) are estimated by the utility for months at a time; the estimates tend to skew high, and the true-up rarely happens until we file the claim.

  • 03

    Demand ratchet on master-metered buildings

    A single rooftop unit cycling out of sync, or a chiller stage anomaly during a heat event, can drive a portfolio-wide ratchet floor that locks in inflated minimum demand for the eleven months following the peak; we map the floor on every master-metered account and quantify the recoverable portion.

  • 04

    Franchise fee miscalculation across jurisdictions

    Portfolios spanning multiple municipalities accumulate franchise fee errors at the rate of one to two accounts per dozen, where the utility billing system has the municipality rate misaligned with the actual ordinance on file.

  • 05

    Sub-metering pass-through reconciliation gaps

    Master-metered buildings with sub-metering vendors require their own audit; we reconcile the utility settlement against the vendor allocation methodology and the tenant lease terms, and surface arithmetic errors that vendors themselves rarely audit.

  • 06

    Community solar enrollment eligibility unclaimed

    Common-area accounts in Maryland and DC qualify for community solar subscription discounts of 10 to 15 percent on the offset portion; enrollment is paperwork, not equipment, and most portfolios have never enrolled.

How we address it

The methodology specific to this archetype

Each step is part of how the engagement actually runs. The broader engagement framework appears at our process page.

  1. Authorize Developments CS as third-party agent across every utility account in scope; this gives us read access to interval data, billing history, and rate-schedule documentation.

  2. Pull 24 to 36 months of bills from each utility, OCR-extract every line, and reconcile against the active tariff and the meter specifications (CT and PT ratios for demand-metered accounts).

  3. Map every common-area meter against the eligible tariff schedules for its load profile; model the projected cost under each, and file reclassification requests where the modeled delta is material.

  4. Audit every line for the standard error categories: estimated reads, meter multipliers, franchise fees, late fees, deposit returns, payment misapplication, budget billing settlements.

  5. For master-metered buildings, reconcile the utility settlement against the sub-metering vendor allocation; identify discrepancies and pursue recovery against the responsible party.

  6. Enroll qualifying common-area accounts in community solar subscriptions where the program economics and terms are favorable, with performance protection negotiated up front.

  7. Stand up a continuous monitoring process; every new bill flows through the same finding pipeline automatically, with quarterly reporting to finance and asset management.

Documented outcomes

Range, timing, and ongoing impact

End-to-end

What the engagement looks like from week 1 forward

  1. STEP 01

    Account onboarding and authorization

    Week 1

    Authorization filed with each utility (BGE, PEPCO, Delmarva, Washington Gas) covering every account in scope; portfolio map drafted from utility-side data.

  2. STEP 02

    Data ingestion and baseline

    Weeks 2 to 4

    24 to 36 months of historical bills pulled directly from each utility; every bill OCR-extracted, line-item parsed, and reconciled against the schedule on file; annualized baseline produced for every account.

  3. STEP 03

    Finding pipeline and prioritization

    Weeks 3 to 8

    Findings surfaced across the 27 detection categories; ranked by dollar yield, recovery probability, and timeline; client receives a prioritized recovery plan with documented exposure per account.

  4. STEP 04

    Recovery filings and tariff switches

    Months 2 to 4

    Reclassification requests filed with each utility; refund claims filed for prior overpayments where statutes allow; franchise fee corrections filed with municipalities; first round of back-credits typically lands by end of month 4.

  5. STEP 05

    Sub-metering and community solar work

    Months 3 to 6

    Sub-metering vendor reconciliation completed building by building; community solar enrollment filed for qualifying common-area accounts in Maryland and DC; first credit-on-bill activations land in months 5 to 7.

  6. STEP 06

    Continuous monitoring

    Month 6 onward

    Every new bill flows through the finding pipeline automatically; quarterly executive summary delivered to finance and asset management; new findings surfaced as they emerge.

Services in play

Disciplines this archetype draws on

See all archetypesSchedule a 30-minute scoping call

Does this archetype look like your portfolio?

Send us one recent utility bill. Fifteen minutes is usually enough to confirm whether the pattern above maps to your accounts and to scope the work from there.

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