BLCC logo.

Provides comprehensive economic analysis of proposed capital investments that are expected to reduce long-term operating costs of buildings or buildings systems. BLCC5 and BLCC4 are the main programs in a set of six National Institute of Standards computer programs that are especially useful for evaluating energy and water conservation projects in buildings. The programs calculate Lowest Life-Cycle Cost, Net Savings, Savings-to-Investment Ratio, Adjusted Internal Rate of Return, and Payback Period. The recently released BLCC5 is a windowed version of the DOS-based BLCC4. It contains modules to evaluate agency-funded projects according to 10CFR436A and projects that are financed through ESPC or utility contracts as directed by Executive Order 13123. The remaining modules, now in BLCC4 (for DoD military construction projects, OMB projects, and private-sector projects including taxes and financing) will be programmed into BLCC5 in the next few years. The LCC method in both programs complies with the standard practices on building economics of the American Society for Testing and Materials (ASTM) and with NIST Handbook 135, Life-Cycle Costing Manual for the Federal Energy Management Program (95 ed.). Screen Shots


economic analysis, ESPCs, federal buildings, life-cycle costing



Expertise Required

Familiarity with present-value concept helpful. Workshops available.


Several hundred users in the U.S. and abroad.


Federal Energy Managers and coordinators; engineers and architects; budget analysts and planners; and anyone performing economic analysis.


Initial investment costs; base-year annual energy costs, maintenance, repair, and replacement costs; contract costs; time periods, emissions-related inputs. Additional inputs can be included.


Preformatted reports: present-value life-cycle and annual costs; comparative analysis results including energy savings and emissions reductions; listings of inputs; annual non-discounted cash flows.

Computer Platform

PC-compatible; platform-independent; no special graphics or hardware required.

Programming Language

Java, xml file format.


User-friendly, hierarchical tree-structure for intuitive data input. Performs high-quality, detailed LCC analyses quickly and accurately; provides nationally accepted (ASTM) economic analysis. Updated annually on April 1st for discount rate and DOE-projected energy price changes. Help system included in program.


User-requested improvements re alternative financing are still being incorporated.



National Institute of Standards and Technology


Office of Applied Economics
Mail Stop 8603
Gaithersburg, Maryland 20899
United States


(301) 975-6133


(301) 975-4032




Free to Federal agencies through the Energy Efficiency and Renewable Energy Clearinghouse 1-800-DOE-EREC (363-3732) or downloadable from the web site.