Currently booking NYC surveys

Lighting compliance and energy intelligence for NYC buildings.

LuxNet delivers field-verified lighting audits, LL88 compliance documentation, and retrofit planning for commercial properties — from survey to report to action.

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// luxnet · 432 park avenue · sample reportlive
Lighting Survey Summary
432 park avenue · 96 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
// Aligned with NYC building professionals
URBAN GREENplaceholder
ASHRAEplaceholder
IES NYCplaceholder
NYSERDAplaceholder
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// What we deliver

Three things every report has to do.

Field-verified data, compliance-ready documentation, and retrofit intelligence your team can actually act on. Every engagement, every building.

Field-Verified Data

Every fixture counted, every control documented. Our survey teams capture complete lighting inventories with photos, condition assessments, and energy measurements — no desktop estimates.

Compliance-Ready Reports

LL88, LL132, LL134 — we know what the city requires. Our reports include light power density calculations, controls assessments, sub-metering reviews, and deficiency identification, ready for DOB filing.

Retrofit Intelligence

Baseline energy profiles, LED conversion projections, and controls upgrade modeling — with cost savings and payback analysis your team can act on.

// 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? .

// Process

From scoping call to filed report.

A four-step workflow built around your compliance deadline. Most projects run on a 4–6 week cycle from kickoff to delivery.

STEP 01
Scope
We assess your building and recommend the right survey tier based on property type, size, and compliance needs.
STEP 02
Survey
Our field team conducts a thorough on-site audit — fixture inventory, controls review, photo documentation, and power density measurements.
STEP 03
Report
You receive a comprehensive report with findings, energy analysis, compliance status, and actionable recommendations.
STEP 04
Act
Use the report to file with DOB, plan retrofits, budget capital projects, or demonstrate compliance to ownership.
// Services

Three tiers. Choose the depth your project needs.

Fixed-price proposals based on property type, square footage, and survey tier — no hourly billing, no surprise charges.

Tier 01

Essential

Existing conditions documentation. Best for buildings that need a current-state baseline or simple record of existing lighting.

  • Fixture schedule by area
  • Photo documentation
  • Condition assessment
  • Area inventory summary
MOST COMMON
Tier 02

Compliance

Detailed compliance analysis for LL88 and related laws. Controls review, power density calcs, sub-metering, and deficiency identification.

  • Everything in Essential
  • LL88 compliance findings
  • Light power density calculations
  • Controls strategy documentation
  • Energy & savings projections
Tier 03

Project+

Full project-development package for buildings planning active retrofits. Bid-ready specifications and budget support included.

  • Everything in Compliance
  • Controls upgrade strategy
  • Budget-grade cost estimates
  • Product specifications
  • Installation planning support
// Add-ons

Tailor the scope. Add what your project needs.

Pull in additional documentation, project support, or logistics services to fit unusual buildings, occupied spaces, or custom deliverables.

Compliance & Documentation

  • LL88 Compliance Memo
    Formal compliance narrative for DOB filing
  • Floorplan / Zoning Markup
    Annotated drawings of surveyed areas
  • Utility / Incentive Support Data
    Documentation for rebate applications

Project Support

  • Proposal-Ready Budgeting Package
    Contractor-ready cost breakdowns
  • Preliminary BOM / Controls Schedule
    Bill of materials for procurement
  • Expanded Photo / Report Package
    Additional documentation depth

Logistics

  • After-Hours / Night Survey
    For occupied or 24/7 buildings
  • Return Visit
    Follow-up for missed or inaccessible areas
  • Multi-Building Portfolio
    Pricing for portfolios & campuses
  • Hard-Access Site
    Buildings requiring special coordination

Pricing is based on property type, square footage, and survey tier. We provide fixed-price proposals — no hourly billing, no surprise charges.

Request a Proposal
// 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 engagement. If yours isn't here, drop us a note.

How long does a survey take?
Most lighting surveys take one to three days on-site, depending on building size and access. A typical mid-rise multifamily property is a single day; large Class A office towers or multi-building portfolios may take a week. We schedule around your building's needs and can work after-hours or overnight when occupancy requires it.
Do you need access to occupied units or tenant spaces?
For LL88 compliance, the focus is common areas and back-of-house — corridors, stairwells, mechanical rooms, garages, lobbies. We don't typically need to enter occupied residential units. Tenant office space access is coordinated with property management and tenants in advance.
What does a survey cost?
Pricing is based on property type, square footage, and survey tier. We quote fixed prices — no hourly billing, no surprise add-ons. Request a proposal and we'll come back with a number within 48 hours.
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.
What happens after the report is delivered?
The report is yours to use however you need — file with DOB, share with your engineer, take to ownership for capital planning, or use as the basis for retrofit bidding. We're available to answer questions, attend board meetings, or coordinate with contractors. If you choose the Project+ tier, we stay engaged through procurement and installation planning.
Can you help with the actual retrofit, or just the survey?
LuxNet is a survey, reporting, and compliance firm — we don't install fixtures or sell hardware, and we have no incentive to recommend one product over another. Our Project+ tier includes specifications and BOM support so your contractor of choice can bid accurately. We can also recommend installation partners we've worked with.
What's the difference between LL88 and LL97?
LL88 is specifically about lighting upgrades and tenant sub-metering — it sets requirements your building has to meet by specific deadlines. LL97 is the broader carbon emissions cap that applies to most buildings over 25,000 sf. LL88 compliance contributes to LL97 performance, but they're separate obligations with separate filings. Our reports document both where applicable.

“LuxNet's survey gave our board the numbers we needed to plan our LL88 retrofit without guessing. The report was clear, the timeline was honest, and the documentation made the filing painless.”

SC
Sarah Chen
Property Manager · Manhattan Multifamily Portfolio · 280 Units
// 48-hour proposal turnaround

Your building has a compliance deadline. We can help you meet it.

Get a scoping call on the books. We'll assess your property, recommend the right survey tier, and deliver a proposal within 48 hours.

Request a Proposal