I'm working with a 32-unit apartment complex here in Chattanooga that just switched to EPB's Schedule GSA rate. The property manager wants a detailed monthly allocation spreadsheet that breaks down energy charges, demand charges, and all the rider fees. EPB's rate structure has about 8 different components including the fuel adjustment, environmental compliance, and transmission cost recovery. Does anyone have a good Excel template they've used for similar EPB accounts? The monthly bills are running $2,800-3,500 depending on season.
EPB master meter allocation spreadsheet - anyone have a template?
Brenda, I don't have an EPB-specific template but I've got a general master meter allocation spreadsheet that might work. The key is setting up separate columns for each rate component so tenants can see exactly how their share is calculated. For a 32-unit complex, you'll probably want to use a combination of sq ft and occupancy factors. I can email you my template if you want - it handles up to 12 different rate components.
Terry's template approach is good but make sure you're compliant with Tennessee regulations on utility allocation. The Tennessee Residential Landlord Tenant Act has specific requirements about how utility costs can be divided among tenants. You need to use "reasonable" allocation methods and provide detailed billing information. I've seen landlords get in trouble for oversimplified allocation formulas.
Here in Atlanta with Georgia Power, I use a weighted allocation system that considers sq ft, number of occupants, and appliance types. The demand charges get allocated based on estimated peak contribution - units with electric water heaters and HVAC get higher demand allocations. For a $3,500 monthly bill, you're probably looking at $400-500 in demand charges that need special handling.
Derek's point about demand allocation is crucial. Down here in Huntsville with TVA through Huntsville Utilities, the demand charges can be 30-40% of the total bill. I typically allocate demand based on unit size and appliance load. Studio apartments get 0.8x multiplier, one-bedrooms get 1.0x, two-bedrooms get 1.3x, etc. Have to adjust for units with electric heat vs gas heat too.
Thanks for all the suggestions. Terry, I'd love to get a copy of your template. The EPB account has separate line items for environmental compliance ($0.003/kWh), fuel adjustment (varies monthly), and transmission cost recovery ($0.0047/kWh). Plus there's a $12.50 monthly customer charge that I'm splitting equally among all units. Dale makes a good point about Tennessee regs - I need to make sure everything is documented properly.
Brenda, one thing to watch with EPB is their time-of-use rates. If this complex ever switches to TOU billing, your allocation method will need to account for peak vs off-peak usage patterns. Studio apartments with working singles have different usage patterns than family units. Might want to build that flexibility into your spreadsheet now even if you're not using TOU yet.
Just jumping in here - I'm working on a similar project with Kentucky Power. The allocation method needs to be clearly spelled out in all lease agreements. I've seen too many disputes arise when tenants don't understand how their utility share is calculated. Consider creating a simple one-page explanation that shows the formula and gives an example calculation.
Oz brings up a great point about lease language. Out here in Idaho with Idaho Power, we always include a detailed utility allocation clause that references the specific method and allows for seasonal adjustments. Had one complex where summer irrigation costs for landscaping were allocated separately from building electricity. Keeps everything transparent and reduces disputes.
Warren's irrigation point is important for properties with significant outdoor electrical loads. The allocation should separate common area usage (hallways, exterior lighting, irrigation) from unit-specific usage. Common areas typically get allocated by sq ft or equally, while unit usage uses occupancy-adjusted factors. Makes the billing much clearer for tenants.
This has been incredibly helpful everyone. I've got enough information now to build a comprehensive spreadsheet. The EPB account rep also mentioned they have a commercial customer service team that can help with allocation questions. Going to set up a meeting with them next week to make sure I'm handling all the rate components correctly.
Brenda, if you end up meeting with EPB, ask them about their master meter rebate programs. Some utilities offer incentives for properties that implement energy efficiency measures or demand management. With a $3,500 monthly bill, even small percentage savings add up quickly. Might be worth exploring LED retrofits or programmable thermostats for common areas.