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LEED
Great Creations Require Great Effort When Construct Two Group got the nod to provide construction management services for a new library in Panama City Beach, FL, the Orlando-based contractor understood that in order to meet LEED requirements, a team effort would be required from the beginning. “All of us—the owner, architect, contractor, subcontractors and vendors—had to work in tandem in order to comply with the high standards and nuanced specifications associated with the process,” says Chuck Lewis, director of construction operations and accredited LEED professional. “Building green requires a different mindset, so you have to go into it with a strong understanding of what it takes to make it happen.” The scope of the library project included site work, building construction and landscaping for a new 10,632 square-foot facility with 209 parking spaces. Among the special features incorporated into the design were a state-of-theart computer center, young adult reading area, literacy center and children’s center. The building is seeking Silver LEED certification from the U.S. Green Building Council. “We were able to complete this project successfully only through fluid communication and a keen understanding of the process,” says Lewis. “It might take more effort to get there, but once the structure is completed, you realize the long-term benefits to both the building’s occupants and society as a whole.” Grasping the LEED certification process has become an important part of doing business as a builder. As contractors plan for the future, mastering the art of building environmentally friendly and energy-efficient structures should be an essential, and welcomed priority. 
Currently, LEED certification is a choice—but it may soon
become a requirement, especially in schools and hospitals.
Why LEED?
The U.S. Green Building Council (USGBC) created LEED (Leadership in Energy and Environmental Design) in 1998 to encourage the use of advanced environmental principles, practices, materials and standards in commercial building projects. The USGBC estimates that buildings account for 70 percent of our country’s electric use, 39 percent of carbon dioxide emissions, 40 percent of raw materials use and 12 percent of potable water consumption. Striving for LEED certification and overall energy efficiency has initiated a global trend toward the development of high performance buildings. According to USGBC statistics, more than 3.6 billion square feet of commercial building space is now involved with the LEED certification system, and every business day $464 million worth of construction registers with LEED. And the benefits are tangible. Research shows that on average a LEED building saves 25 to 50 percent in energy, confirming its environmentally friendlier status. Another benefit is sustainability. Studies indicate that certain materials used to award LEED points also tend to increase the life potential of the building, leading to fewer needs of renovation and maintenance. “In the end, it’s a win-win for everyone,” says Lewis. “The owners, residents and environment all benefit from the creation of greener, more energy-efficient structures.” Roles and Responsibilities Defined Getting LEED certification can seem daunting, but it can help contractors create a niche business and a reputation for achieving the highest environmental and energy-efficient building standards. Unfortunately, given that LEED is a fairly new concept, a lack of knowledge regarding its codes and practices exists among architects, engineers and other building contractors. While these professionals often have a reasonable base of knowledge in specific LEED components, a lack of crossfunctional expertise and coordination exists. As such, bridging these logistical gaps up front is critical. “On the library project, we met with our LEED consultant immediately,” says Lewis. “Then we met with all the subcontractors to help educate them on the nuances associated with LEED certification. We wanted to get everyone on the same page right from the get go in order to avoid unnecessary problems once the construction process began.” A good portion of the requirements are associated with the design of the building. Architects and engineers must take into account the orientation of the building, impact on surrounding land, location of vents and AC units, and the functionality of the HVAC system. Each element of the design—from materials used, the orientation of the windows, and the amount of natural sunlight that enters the building—can all achieve LEED credits. “The blueprint for success starts with the architects and engineers, but contractors facilitate the plan and document the process. We collect and turn in detailed reports to the LEED consultant assigned to the project, and they in turn submit the data to the USGBC for review. It’s a fluid process as long as everyone works with a specific set of goals in mind.” Cost Considerations Studies suggest that creating a LEED certified building can add anywhere between 2 and 6 percent to the initial construction of buildings. However, this is only part of the actual expense of obtaining certification. The less quantifiable costs come from increased administrative challenges, which include commissioning, documentation and administrative tasks, and energy modeling and design. Although energy modeling does not represent a significant outlay (about a .1 percent increase), the other administrative line items may increase by 3 to 5 percent. "The important thing to remember is that LEED buildings sell at a premium, which may more than compensate for these expenses,” explains Lewis. “More importantly, the cost savings generated from increased energy efficiency is both immediate and continuous. In the longrun, the financial benefits completely outweigh any initial construction cost increases.” Indeed, several studies have shown that LEED buildings are considered more valuable than non-LEED buildings, both in actual property and rental prices. They are perceived to be more fashionable among environmentally conscious buyers and renters, and this is a reputation component that can add prestige to the building. Because of this and lower energy costs, LEED buildings command a sales premium of $171 per square foot and a rental premium of $11.28 per square foot when compared to non-LEED. They also have a 3.8 percent higher occupancy rate. “As a contractor,” adds Lewis, “you want to furnish owners with this information up front so they can make educated decisions regarding the design and functionality of their building. Being able to provide a clear cost-benefit analysis can only enhance your professional reputation and help establish your credibility as a knowledgeable LEED contractor.” Schools Currently, LEED certification is a choice—but it may soon become a requirement, especially in schools and hospitals, where large groups of people congregate on a daily basis. “Today, people are more environmentally savvy, and parents want to know that when they drop their kids off at school that volatile organic compounds aren’t going to make them sick,” explains Lewis. “School districts are taking this to heart in regards to both new school construction and renovation. Research clearly indicates that green schools are healthy for students, teachers and the environment. Built correctly, they are productive learning environments with ample natural light, high quality acoustics and safe, breathable air. Nurturing children while saving money, green schools cost less to operate, freeing up resources to truly improve students’ education. Across the United States, school districts are realizing the benefits of building green. The LEED for Schools Rating System recognizes the unique nature of the design and construction of K-12 schools. Based on the LEED for New Construction rating system, it addresses the following issues: • Daylight and views • High indoor air quality • Excellent acoustics • Thermal comfort “When seeking LEED certification, the project team needs to address the uniqueness of school spaces and children’s health issues as defined by the USGBC,” stresses Lewis. “Specific nuances apply, so you can’t go into the process thinking ‘this is business as usual’ because you won’t pass muster.” Hospitals LEED certification also has been developed to meet the unique needs of the health care market, including inpatient care and licensed outpatient care facilities and licensed long-term care facilities, according to council literature. LEED for health care may also be used for medical offices, assisted living and medical education and research centers, addressing such issues as increased sensitivity to chemicals and pollutants, traveling distances from parking lots and access to natural spaces. “ The control of dust, noise and odor producing paints and adhesives is critical to the health of the patients and staff,” says Lewis. “LEED requirements are strict and specific for a reason, so contractors need to consider every small detail during the construction process.” Hospitals have some of the largest carbon footprints of all public infrastructures, thus the potential for reducing waste, creating greater efficiencies and enhancing environmental safety for the benefit of both patients and staff is great. The criteria for health care facility certification is spelled out in the LEED systems for New Construction, Existing Buildings — Operations and Maintenance and Commercial Interiors and are specifically customized for buildings that are predominately institutional occupancies where continuous occupancy and specific regulatory requirements lead to energy intensive, complex buildings that cannot be approached with the same sustainable design and operation strategies as commercial office structures. These criteria include: • Water use • Air quality • Transport and travel • Waste management systems • Energy use • Sustainable procurement In the past few years, a number of newly constructed and renovated hospitals have strived for and received LEED certification, and many more health care facilities will seek it in the near future as health departments and the general public become more aware of its associated benefits. Building for the Future A new mindset has permeated society as it applies to protecting the environment and ourselves from irresponsible and damaging growth. Energy efficiency helps preserve our dwindling natural resources and environmental sustainability is essential to our future welfare. As builders, we are obligated to understand the impacts associated with the way we construct things. By doing so, we provide an invaluable service not only to our clients but to humanity as a whole. “It’s nice to build structures that lend themselves to the natural environments on which they stand,” concludes Lewis. “It gives you a good feeling as a builder to know you’re helping to create an infinitely brighter future for everyone.” Derrick Wallace is the chairman of Construct Two Group (www.constructtwo.com), a central Florida-based construction firm that provides high-quality management and construction services. |
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American School & Hospital Facility magazine and FacilityManagement.com are educational tools that teach institutional facilities professionals and the building team to operate, maintain and design structures efficiently, economically, safely, securely and green. The editorial mission is to report on the topics, issues, trends and products that impact facilities management. |
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