This paper will review a novel procurement, acquisition, and contract process of a large-scale replicable net zero energy (ZEB) office building. The owners (who are also commercial building energy efficiency researchers) developed and implemented an energy performance based design-build process to procure a 220,000 ft2 office building with contractual requirements to meet demand side energy and LEED goals. We will outline the key procurement steps needed to ensure achievement of our energy efficiency and ZEB goals using a replicable delivery process. The development of a clear and comprehensive Request for Proposal (RFP) that includes specific and measurable energy use intensity goals is critical to ensure energy goals are met in a cost effective manner. The RFP includes a contractual requirement to meet an absolute demand side energy use requirement of 25 kBtu/ft2, with specific calculation methods on what loads are included, how to normalize the energy goal based on increased space efficiency and data center allocation, specific plug loads and schedules, and calculation details on how to account for energy used from the campus hot and chilled water supply. The RFP also provides for stretch goals, such as reaching net-zero energy. Additional advantages of integrating energy requirements into this procurement process include leveraging the voluntary incentive program, which is a financial incentive based on how well the owner feels the design-build team is meeting the RFP goals.