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Lighting Compliance and Controls for NYC Buildings.

We survey building lighting, file LL88, design and commission networked controls, and track portfolio compliance in one portal.

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luxnet · 400 marlowe avenue · sample reportlive
Lighting Survey Summary
400 marlowe avenue · 42 floors · class A office
LL88 · COMPLIANT
Fixtures Logged
0
Areas Surveyed
0
Annual kWh
0K↓ 42%
Est. Savings
$0K/yr
Energy Consumption — Current vs LED Retrofit
Current
Retrofit
Top Areas by Fixture Count
View all 142 →
AreaFloorFixturesLPD (W/sf)Status
Main Lobby011840.84OK
Parking Level B2B21420.21OK
Mechanical Penthouse97961.12REVIEW
Corridor — Floors 40–5040–50880.62OK
What we do

Surveys, Compliance, Controls, and Intelligence.

LuxNet is a NYC lighting compliance and energy intelligence firm. We survey buildings, close out LL88, design and commission lighting controls, and track whole portfolios in one portal. Each service stands on its own, and each starts with real field data.

Surveys

Lighting Surveys

Field surveys in three tiers, from a baseline fixture inventory to a bid-ready retrofit package for NYC commercial and multifamily buildings.

Fixed-price proposal within 48 hours →
Compliance

LL88 Compliance

Get your building Local Law 88 compliant: surveyed, documented, and filed & certified. Lighting and tenant submetering both.

One engagement: survey, report, DOB filing →
Design + commissioning

NLC Design & Commissioning

Design and commissioning of networked lighting controls. The layer that turns a lighting retrofit into verified, documented savings.

Start with a free feasibility memo →
Portal

Portfolio Intelligence Portal

Every building's exposure, grade, obligations, property details, and ownership, all in one place across your whole portfolio.

Request a demo with your buildings →
Free tool

Is Your Building Covered?

Cross-reference your address or BBL against NYC's covered-buildings list and see which local laws apply in under 10 seconds. No sign-up to see results.

Updated March 2026·Source: NYC DOB

Check Your Building

Enter a 10-digit BBL or a property address in NYC. We'll cross-reference the city's covered-buildings list and show which laws apply.

Don't know your BBL? .

What we deliver

Three Things Every Project Has to Do.

Whether it's a survey, a filing, or a controls project, the standard is the same: verified in the field and documented for the city.

Field-Verified Data

Every fixture counted, every control documented. Our field teams record what's actually installed, with photos, conditions, and measurements. No desktop estimates.

City-Ready Documentation

LL88, LL84, LL97. We know what the city requires, and our reports, filings, and commissioning records are written to hold up in front of DOB and your board.

Verifiable Results

Savings projections you can defend: baseline profiles, LED and controls modeling, and measured performance when we commission the work.

Process

From Scoping Call to Delivered.

A four-step workflow built around your deadline. Most survey and filing projects run four to six weeks from kickoff to delivery. Controls scopes are set at the proposal.

STEP 01
Scope
We look at your building and recommend the right scope: survey tier, LL88 filing path, controls design, or portal setup.
STEP 02
Field Work
Our team documents the building on site: fixture inventory, controls review, photos, and measurements.
STEP 03
Deliverable
You get what the project calls for: a survey report, an LL88 filing package, a commissioned controls system, or your portfolio live in the portal.
STEP 04
Act
File with DOB, plan the retrofit, budget the capital project, and keep every building's status tracked going forward.
Built for NYC

Property Managers, Owners, and Engineering Firms Across Manhattan.

From Class A office towers to mixed-use residential, parking structures, and multi-building portfolios. LuxNet works at the depth your asset class requires.

Built on 15+ years of NYC lighting consulting

0+
Buildings surveyed
Across NYC and Long Island
0.0M+
Fixtures documented
Every fixture counted
$0M+
Incentives processed
Through utility programs
0+
LL88 filings completed
DOB-ready compliance reports
FAQ

Common Questions.

The questions board members and property managers ask before every project. If yours isn't here, drop us a note.

What does LuxNet actually do?
Four things. We survey building lighting, we take Local Law 88 from survey through filing, we design and commission networked lighting controls, and we run a portal that tracks compliance across a portfolio. You can hire us for any one of them on its own.
Where should I start?
Depends on the problem. If you need to know what's installed, book a survey. If LL88 is unresolved, start there and we'll take it through filing. If you're weighing a controls upgrade, ask for the feasibility memo. It's free and tells you whether the building is worth doing before you spend anything. If you manage many buildings, ask for a portal demo.
What's the difference between LL88 and LL97?
LL88 requires lighting upgrades and tenant sub-metering in covered buildings, with fixed deadlines. LL97 caps carbon emissions for most buildings over 25,000 square feet. They're separate obligations with separate filings, though lighting work done for LL88 usually improves your LL97 numbers. Our reports cover both where they apply.
Do you handle installation?
Yes, if you want us to. Our specs are written so any contractor can bid them, and plenty of clients hand them to their own GC. If you'd rather have one point of contact, we can supply and coordinate the installer as part of the project.
What is the portfolio portal?
One screen for every building you manage: energy grade, compliance status, upcoming obligations, property details, ownership. Demos run on your buildings, not sample data.
What does a project cost?
Surveys and LL88 work are fixed-price, quoted by property type, square footage, and scope. No hourly billing. Controls projects get scoped after the free feasibility memo. Ask for a proposal and you'll have a number in 48 hours.
How long does a project take?
Field work is usually one to three days on site. Most survey and filing projects finish in four to six weeks. Controls timelines follow the retrofit schedule and are set in the proposal.
Are you licensed and insured?
Yes. LuxNet carries general liability and professional liability insurance, and our team includes credentialed professionals familiar with NYC building department requirements. Certificates of insurance are available on request and can name your building or management company as additional insured.
Recent work

Controls we designed, installed, and commissioned

All case studies
Multifamily · Upper Manhattan

Stairwells that never go dark

64 units in Upper Manhattan — two stairwells, eight corridor floors and the common rooms, already LED, every fixture at full around the clock.

14,480 kWh/yr avoidedParking · Queens, NY

Dusk to dawn, on its own

Two-level garage and a 40-stall open lot in Queens — LED site lighting that ran dusk to dawn at full output, every night of the year.

18,520 kWh/yr avoided
48-hour proposal turnaround

Start With a Scoping Call.

We'll look at the property, recommend a scope, and send a fixed-price proposal within 48 hours.

Get a Proposal