The mismatch between the actual heat production of an air source heat pump (ASHP) and the instantaneous load of the building it heats is a critical cause of low energy efficiency. Research on the measured heating effect provides an effective approach to improve the energy efficiency of an ASHP. This study therefore focused on two small office buildings to explore the operating data describing the ASHP system source and load sides during the heating season. A sensitivity analysis was employed to explore the actual operational effects of the ASHP. Common problems associated with system operation were comprehensively identified, including the operation characteristics, energy efficiency coefficients, load characteristics, and energy consumption characteristics of the transmission and distribution systems. The effects of these problems were evaluated from three perspectives: integrated part load value (IPLV), system performance loss, and indoor environmental parameters. The results shows that the highest coefficient of performance (COP) of the ASHP in Building A was 3.27 while the IPLV was 2.68, operating status reached the standard. The COP value of the ASHP in Building B was 1.55 while the IPLV was 2.45. Poor value shows the low performance in operating phase, which can be further optimised by matching the building instantaneous load to the heat production of the ASHP, improves the operating effect of two buildings comprehensively.