LEED
for Commercial Interiors (LEED-CI) is the much anticipated
green benchmark for the tenant improvement market. LEED-CI
gives the power to make sustainable choices to tenants and
designers, who do not always have control over whole
building operations. At the same time, LEED-CI is the
recognized standard for certifying high-performance green
interiors that are healthy, productive places to work, are
less costly to operate and maintain, and reduce
environmental footprint.
A
LEED-CI space addresses the selection of sustainable tenant
space; efficiency of water usage; energy performance
optimization including lighting and lighting controls;
resource utilization for interior building systems and
furnishings, and; indoor environmental quality including
comprehensive emissions criteria. But, there are some
decisions that will be governed by the type of lease
agreement that is put in place between the Landlord and the
Tenant. So, before you sign the lease, review the checklist
below in order to see what credits will require coordination
between the Landlord and Tenant.
Is
this a LEED Certified Building?
Credit(s)
affected?
SScr1
Site Selection
By signing a lease in a building that is already LEED
certified, you are automatically eligible for 3 points.
Is
there parking allocated as part of your lease?
Credit(s)
affected?
SScr3.3
- Alternative
Transportation, Parking availability
As
part of the lease, there need to be either no spaces
allocated to the tenant, or the spaces need to meet minimum
parking requirements in addition to having dedicated spaces
for van and carpooling. This includes having dedicated
visitor spaces per tenant.
Does
the lease provide independent restrooms or community
restrooms also utilized by other tenants?
Credit(s)
affected?
SScr3.2
Alternative Transportation, Bicycle Storage &
Changing Rooms
Shower
facilities need to be included. This may be problematic for
spaces utilizing community restrooms (i.e. per floor), where
the landlord does not wish to provide or upgrade for
showers. This can also be a security concern for the
landlord.
Tenants
who have private restroom facilities will have more control
for this credit.
WEcr1
Water Use Reduction
If
community restrooms are provided by the landlord, upgrading
of plumbing fixtures may be required to attain this credit.
This item should be negotiated as part of the Tenant
Improvement package.
Are
custodial services provided as part of your lease?
Credit(s)
affected?
MRprereq1
Storage and Collection of recyclables
If
the landlord is providing custodial services as part of the
lease, then measures may have to be implemented in order to
accommodate proper disposal of waste that is pre-separated
by the tenant.
WEcr1
Water Use Reduction
The
landlord needs to be made aware if there will be
non-standard plumbing fixtures employed within the tenant
space. Some fixtures, such as waterless urinals, require
different maintenance and cleaning procedures.
Are
lighting fixtures being provided by tenant or by Owner?
Credit(s)
affected?
-
EAprereq2
Minimum Energy Performance
-
EAcr1.1
Optimize Energy Performance Lighting Power
-
EAcr1.2
Optimize Energy Performance Lighting Controls
-
EQcr6.1
Controllability of Systems - Lighting
Some Landlords will provides maintenance as part of the
lease package. If so, lighting fixtures and lighting
controls are probably standardized throughout the building.
The Landlord may not wish to deviate from standardized
products.
Make
sure this item is discussed with the landlord early. Some
landlords may be willing to reduce the lease cost per
square foot if you can show that, as a tenant, you will be
consuming less electricity.
Do
you pay electricity per actual usage or per square foot?
Credit(s)
affected?
EAcr3
Energy Use, measurement & Payment Accountability
If
you are not paying electricity direct, there may be some
cost by sub-metering the lease space. This can be done
through a variety of methods, but may be difficult if your
lease space is utilizing shared electrical distribution
panels.
EAcr4
Green Power
If,
as part of your lease you are paying for electricity direct,
you can select a green-e certified power marketer in order
to be eligible for this credit.
Is
your lease space served by independent air
conditioning/heating systems or by a central plant?
Credit(s)
affected?
Depending on the age of the central plant, it may be
difficult to obtain the measurements necessary in order to
commission the HVAC systems. Early investigation of the
systems is suggested in order to determine the scope of
commissioning required.
-
EAprereq2
Minimum Energy Performance
-
EAprereq3
CFC Reduction in HVAC&R Equipment
-
EAcr1.3
Optimize Energy Performance HVAC
Systems
within the space need to meet minimum energy codes,
especially if altered. Careful review of ASHRAE 90.1-2004
and how it affects the tenant space, including upgrades, is
recommended.
-
EQprereq1
Minimum IAQ Performance
-
EQcr1
Outside Air Delivery Monitoring
-
EQcr2
Increased Ventilation
-
EQcr6.2
Controllability of Systems Temperature and
Ventilation
-
EQcr7
Thermal Comfort
The
method in which the air conditioning systems are controlled
will determine these credits. Tenants may not normally have
this level of control as part of the lease package.
Discussions with the landlord up front are suggested, to
determine how this will integrate with the overall building
systems.
Are there finish materials included
as part of the Tenant Improvement lease package?
Credit(s)
affected?
-
MRcr3
Resource Reuse
-
MRcr4
Recycled Content
-
MRcr5
Regional Materials
-
MRcr6
Rapidly Renewable Materials
-
MRcr7
Certified Wood
-
EQcr4
Low-Emitting Materials
There
are many finish materials that will require documentation.
If the landlord is providing materials as part of the lease,
make sure that the landlord is aware of the back-up
documentation that may be required if these credits are to
be attained.
Michael
Kawecki is a Project Manager for Harrison, Walker &
Harper, a sustainable design/build contractor. He recently
completed the Hensley Field Operations Center, a LEED Gold
certified facility, and has been involved in sustainable
building since 2002. For additional information regarding
this article, please contact Michael at mkawecki@usgbcnorthtexas.org.
All comments are the sole responsibility of the author.
