April 2010

Innovation Credits

Are the same old plans still really innovative?

Since the early days of the LEED rating system, clients have hired us to write operational plans and policies, like green cleaning plans, to qualify them for an “innovation” credit and get them one point closer to their certification goal. That open-ended option still exists in the latest revision of LEED in 2009, but why would the USGBC continue to call another green cleaning plan an innovation? The answer lies in the growing recognition that owning a new green building is no guarantee of a building staying green into the future. There has been plenty of press about LEED building underperforming on energy, but less well-studied is how often green buildings fail to be operated sustainably.

A quick survey of public LEED-NC scorecards from buildings in Seattle revealed that at least 68% did NOT obtain an innovation point for green operational practices. Of course some of those buildings may have robust plans and policies that are used today. But even giving some the benefit of the doubt, it’s clearly not the quick and easy credit some may have thought.

This is especially true with the introduction of LEED 2009. In the past, some projects received credit for a green cleaning plan that consisted of a cover letter and a simple list of approved chemicals. Today, to qualify for an innovation credit, GBCI reviewers are looking for plans that meet the most stringent requirements of LEED for Existing Buildings: Operations & Maintenance. For example, our latest green cleaning plans have a two-page table of contents and detail everything from specific cleaning techniques for each area of the building to the quality assurance process that will be used to maintain or improving performance. It is encouraging that the Green Building Impact Report states that in 2009 there were over 10 million square feet of buildings certified under the LEED-EB rating system—that’s a lot of green cleaning (a prerequisite).

Because these plans are not standard practice, and because they require an extra level of effort to thoroughly engage the facility management staff, it will continue be innovative to develop sustainable operations plans and policies in design and construction projects. Owners of new green buildings should make the effort. They are, at best, missing an opportunity and, at worst, greenwashing their occupants if they don’t create thoughtful plans to integrate sustainable operations and maintenance.

Kelly M. Kirkland is a Project Associate who consults on LEED for Existing Buidling projects, develops innovation credits for other LEED rating systems.

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