February 2009

With Wall Street’s paper stocks in trouble, improving our existing commercial building stock represents a much safer investment, with vast potential for good financial returns in operational savings and reduced vulnerability to future price shocks. With less money going to heating and cooling a building, more money can be spent on technological investment, increased productivity and debt reduction – all critical at this time.

And in a world where foreclosures are becoming startling commonplace, reducing the cost of owning and operating (and keeping) one’s residence is a welcome solution. For that reason, the recently passed American Reinvestment and Recovery Act provides millions of stimulus dollars for weatherization – “green” work for the currently under-employed.

It is a moment in time when much can happen that is good -- when the entwinement of economic vitality, environmental protection, and social benefit is finally as clear as crystal to even the most recent converts to “green.” Here’s the thing, though…when everything is pushing us to rush…we still need to make sure we aren’t taking shortcuts we can’t really afford. Let’s keep our standards for green building investment smart and prudent. And let’s learn some new ways to solve old problems. That’s the fun part. So, pause, breathe, and keep your eye on the prize!

LEED for Existing Buildings:
Lessons Learned

The current LEED for Existing Buildings: Operations & Maintenance rating system was released in late 2008 but has already been of much interest. In our experience helping building owners with LEED-EB certification a few themes have emerged. Here are our top three lessons learned:

1. Monitor your energy use.  Does that seem too obvious? It isn’t, especially for buildings on a campus which may not have each building individually metered. For those who do have at least 12 months of continuous whole-building energy data, check to see how you measure up. Use the ENERGY STAR Portfolio Manager web site to compare your energy use against similar buildings and receive an energy score. That score can help you determine your next step: start an in-depth recommissioning process to improve performance, install submeters to shine a light on energy hogs, or move forward with LEED-EB certification.
2. Plan for plans.  LEED-EB describes more than ten plans and policies that outline more sustainable ways to operate and maintain a building. Some plans are required for certification, such as a Sustainable Purchasing Plan and a Green Housekeeping Plan. Others are optional but are worth points, such as an indoor air quality management program, and plans that govern chemical use in cooling towers, landscaping, and the management of exterior hardscapes. To certify, just having a plan on the shelf is not enough. You’ll also need to demonstrate that its been used during a minimum three month performance period.
3. Invest in buy-in and training.  Many of the policy credits require building managers to outline the training that will be provided to facility staff. To identify training needs and create excitement about a LEED-EB certification process, hold a workshop with facility staff in which they help decide which credits to pursue and what training they might need to carry out the new plans and policies. Mutli-tenant buildings may have an additional challenge. The rating system’s prerequisites govern areas of direct control by owners and property managers, but in order to earn some credits the building will need to show that tenants are also doing their part.