Who can be the Qualified Energy Manager for Tier 2
A Qualified Energy Manager (QEM) is an individual designated by the building owner who has completed the free Clean Buildings Tier 2 training and has the experience or credential WAC 194-50-030 lists, or who meets the definition of a qualified person. The QEM signs the summary form and submits the application in the Clean Buildings Portal.
The definition, WAC 194-50-030
A QEM is "an individual designated by the building owner" who either:
| Route | What it takes |
|---|---|
| (a) Training + experience | Completed the Clean Buildings Tier 2 training program, and one of: (i) two years of educational and/or professional experience with commercial building operations and/or building energy management; (ii) a full-time energy-efficiency fellowship or internship of six months or more under a QEM, qualified person or qualified energy auditor, with one successful compliance application; (iii) Building Operator Certification (BOC) Level I. |
| (b) Qualified person | Training, expertise and three years of professional experience in building energy use analysis, plus one of: a Washington-licensed architect or engineer; BOC Level II; an ANSI/ISO 17024-certified commissioning provider; a qualified energy auditor; AEE Certified Energy Manager (CEM); EMA Energy Management Professional; the South Seattle College building automation degree; or another credential approved by Commerce. |
Routes (a)(ii) and (a)(iii) are new in the rule that took effect on 21 August 2026 (WSR 26-15-112), so more people qualify than before.
Does the QEM have to be our employee?
No. The definition says only "designated by the building owner": no employment test and no residence test. Only the licensed architect or engineer route requires a Washington licence. The 2026 rule also lets a "contractually obligated contractor" act as the owner's authorized representative, signing documents and dealing with Commerce for the owner.
What the QEM does
- Determines the EUI target (Form B).
- States in writing that the Energy Management Plan has been developed and is being maintained, and that the O&M requirements have been met.
- Signs Form A next to the owner and the energy manager, with their QEM certification number.
- Completes and submits the application in the Clean Buildings Portal personally.
The rule puts penalties on the building owner, not the QEM. The QEM's exposure is a false statement to a state agency, so a careful QEM reviews the evidence before signing. Ours keep a record of that review.
The free training
The Smart Buildings Center runs the Tier 2 QEM training for Commerce, free: live virtual (two 4-hour sessions; the next listed was 21–23 October 2026), on demand, or in person. Over 500 people had enrolled by September 2025. The Smart Buildings Center also links a self-listed public QEM directory.
Your two options with us
Your own QEM: $2,400
Usually a seasoned property manager, chief engineer or maintenance lead with BOC Level I. They take the course; we hand them a finished file and walk them through the review and the portal. Best for managers of several buildings and HOAs with a management company.
Our partner QEM: $3,900
A Qualified Energy Manager we contract reviews the file with your energy manager, signs and submits. You designate them in the engagement letter, which names them and their qualification before you pay the balance.
Whether property-management experience counts as "commercial building operations" is Commerce's call; we found no guidance on it, and the owner attests to it.