ECAD Audit in Austin: Who Needs One, What It Costs, How It Works

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ECAD stands for Energy Conservation Audit and Disclosure. It’s a City of Austin ordinance (City Code Chapter 6-7), run by Austin Energy, that requires sellers of older homes to give buyers an energy audit of the house. It doesn’t require you to fix anything. It just makes sure the buyer knows how the home’s insulation, ducts, windows and AC are performing. Here’s what Austin sellers and Realtors need to know.

Who Needs an ECAD Audit?

According to Austin Energy, the ECAD ordinance applies to homes that are:

• Within the Austin city limits
• Served by Austin Energy for electricity
• 10 years old or older (based on the year built on the county appraisal district record)

All three have to be true. A home that gets Austin Energy power but sits outside city limits doesn’t need one, and neither does a home in the city that’s on a different electric provider. The rule covers buildings with four or fewer units, including individual condos. You can check a property’s ECAD status with Austin Energy before listing.

Common ECAD Exemptions

Some homes and some sales are exempt. Austin Energy’s exemptions page lists these:

• The home is less than 10 years old at the time of sale
• Qualifying efficiency work through Austin Energy in the last 10 years: Home Energy Savings (formerly Home Performance with ENERGY STAR), three or more upgrades or at least $500 in Austin Energy efficiency rebates, or Weatherization Assistance
• Manufactured homes on a permanent chassis
• Certain transfers: foreclosure or trustee sales, short sales agreed with the lender, eminent domain, gifts between family members, court order or probate, and divorce settlements

Doing efficiency upgrades on your own, outside an Austin Energy program, doesn’t count toward an exemption. If you’re not sure, Austin Energy’s ECAD team can confirm your status at 512-482-5346 or ecad@austinenergy.com.

What an ECAD Audit Checks

An ECAD auditor looks at the parts of the home that drive cooling and heating costs. The report covers:

• Attic insulation condition and estimated R-value
• Percentage of air leaking from the duct system
• Windows that get more than an hour of direct sun, and window shading
• The AC and heating system’s estimated efficiency (EER) and general condition
• Recommendations for improving the home’s efficiency, plus Austin Energy rebate and loan information

Austin Energy says the audit takes about two hours for an average 1,800 sq ft home. A blower door test is not part of an ECAD audit. If you want a whole-house air leakage test and thermal imaging, that’s our Home Diagnostic Energy Audit.

How Much Does an ECAD Audit Cost in Austin?

Auditors set their own prices. Austin Energy says the audit was designed to stay under $300 for a typical single-family home of 1,800 sq ft or less with one AC system. Green Leaf’s flat rates are $129 for homes under 1,000 sq ft and $159 for 1,000+ sq ft, with tax included, a same-day report, and filing with Austin Energy done for you. Active Realtors and returning customers get $10 off.

How the ECAD Process Works

1. Book early

Schedule the audit when you decide to list, not after you’re under contract. That leaves plenty of time before the disclosure deadline. Our ECAD prep checklist covers what to have ready, like clear attic access.

2. The audit visit

A certified auditor inspects the attic, ducts, windows and HVAC system. Austin Energy requires ECAD auditors to be BPI Building Analyst Professionals or RESNET Raters and registered with the utility.

3. Report and filing

You get the report the same day. The auditor must send a copy to Austin Energy within 30 days. We file it for you.

4. Disclose to the buyer

Give the buyer the audit at least three days before the option period ends. If there’s no option period, it goes with the seller’s disclosure notice at contract. Your auditor also gives you an Audit Certificate to attach to the Seller’s Disclosure Notice.

How Long Is an ECAD Audit Good For?

An ECAD audit meets the requirement for 10 years from the date it was done, unless a newer audit has been completed. If the home had one in the last 10 years, check its status before booking a new one.

What Happens If You Skip It?

Austin Energy says not complying with ECAD is a Class C misdemeanor, with fines of up to $500 and $2,000 listed on its FAQ page. With a flat-rate audit and a same-day report, it’s much easier to just get it done.

Frequently Asked Questions

Do I need an ECAD audit to sell my house in Austin?

Yes, if the home is inside Austin city limits, served by Austin Energy, and 10 or more years old, unless an exemption applies. Homes outside city limits or on another electric provider don’t need one.

How much does an ECAD audit cost?

Austin Energy says it was designed to cost under $300 for a typical home of 1,800 sq ft or less with one AC. Green Leaf charges $129 under 1,000 sq ft and $159 for 1,000+ sq ft, with City filing included.

When does the buyer need the ECAD report?

At least three days before the option period ends. If there’s no option period, it’s due with the seller’s disclosure notice at the time of contract.

How long is an ECAD audit valid?

Ten years from the date of the audit, unless a newer ECAD audit has been done.

Who can perform an ECAD audit?

Only a certified ECAD Energy Professional, meaning a BPI Building Analyst Professional or RESNET Rater registered with Austin Energy.

Is a blower door test part of an ECAD audit?

No. ECAD covers insulation, duct leakage, windows and the AC system. A whole-house blower door test is part of our Home Diagnostic Energy Audit.