---

As some of you might know, we often give presentations to different groups about the Chapter and LEED. Within the last two weeks, Zaida and I had the opportunity to present our newest presentation on LEED applications at both TSA and QUOIN. Afterwards, we realized that there are several questions that keep popping up, regardless of the group that we are meeting with.  

So, we thought this would be a good opportunity to share our perspective on some of these common questions – here goes!  

Q. If I am doing a renovation project, should it go under LEED-EB or LEED-NC?

It can actually go under either – this is a decision that needs to be made with your Owner. LEED-NC covers new construction and major renovation projects. LEED-EB covers existing buildings. As you can see, there is some overlap. The key point to remember is that both systems focus on sustainable design and construction practices, but EB takes that further and also focuses on operational procedures. This includes annual compilation of trending data for electrical, gas, and water usage, green housekeeping procedures, and environmentally preferred purchasing, among others. The goal is that after a certain time period (the exact length is still being decided) NC project’s (and eventually CI and CS) will be recertified as EB project’s. This will become more and more important as more LEED projects are completed, and the rating systems continue to evolve.

Q. I keep hearing that LEED will increase cost, but you keep saying it won’t – which is it?

At the risk of answering a question with a question, does a brick building cost more than an EIFS building? The answer to this is “depends.” There are more variables included in this scenario than simply the cost per square foot of brick or EIFS. Does the slab have to be thicker to support a brick building as compared to an EIFS building? What type of structural system has to be used? Are both buildings event the same size? Are you using 4” EIFS or 1”? Decorative brick? Ongoing maintenance costs? The questions go on and on.  

The same is true with LEED. You have to compare buildings apples to apples, and in order to do that you need a good source of data. I can tell you for a fact that the Hensley Field project (currently pursuing LEED certification) did not cost us any more. I can also show you a couple projects that were designed for LEED and have come in significantly over-budget, and are going through redesign? However, these few examples can not be extrapolated to serve as a definitive answer for all buildings throughout the Metroplex.  

I would recommend reading the Davis-Langdon study on the cost of LEED, which compared 45 LEED projects against 93 non-LEED projects in California . The study shows that while the cost per square foot for LEED projects was scattered throughout the overall range, the same was found for non-LEED projects – resulting in no statistical difference between a LEED and non-LEED building. You can read the full study at http://www.davislangdon.com/pages/usa/researchpublications.htm

As with anything else, there are a lot of factors to consider. The experience of the team is paramount, coupled with realistic goals and budgets. I will tell you this though – if you try to pour LEED into a non-sustainable building, it will cost you more. However, if you are already following integrated design principles, and your design team is truly working together instead of in assembly line fashion, LEED can be done with little if no additional cost.

Q. Why should I pay for certification fees when I already incorporate sustainable design elements in my projects?

This goes back to one of the reasons that LEED came into existence. Back in the 80’s, there was quite a bit of sustainable building occurring. However, those projects usually focused heavily on either material use or energy use. It’s very difficult to compare a facility based on solar energy against a facility using straw bale construction. Both are sustainable, but they don’t compare apples to apples.  

LEED is method to make this comparison, and can also be used as a benchmark. It also has the brand name recognition required for this type of comparison. Lastly, it is an ever-evolving standard, constantly being updated as technology and methods change. 

Q. All my sub-contractors want to increase their bids amounts on a LEED project – is this valid?

This question comes up every time we speak. Strangely enough, I’m usually heckled by someone in the drywall trade, so I’ll use them as an example.  

The design team should know prior to bidding if they will be pursuing the Construction Indoor Air Quality credits. If so, the drywaller needs to know so that SMACNA practices are documented, including cleaning debris out of the wall cavities before being closed up. But, this is not necessarily a justification for increased cost. Obviously, the drywaller doesn’t want to be responsible for clearing out all the trash left by the other trades, and feels this will cost him more. At the same time, don’t you already require this item under the execution portion of the specification? Are these new practices that we are requiring, or simply enforcement of practices that have been in our specifications for years? As with anything else, our specifications need to be cleaner and leaner, clear in what we expect but not heavy, obscure, vague, or extreme.  

Again, it comes down to choices and experience of the team. It’s very easy for a design team to stipulate that the project has to achieve LEED silver in the specifications, and then hand it off to the Contractor to figure out how to get it done. This method is definitely going to increase cost.

Prior to signing a contract, all parties need to be clear on what will be required of them. Sometimes, a two week bid window is not enough time for this, especially for the subs. Clear communication is required – Contractors are part of the team also!  

This ends Part 1 of our Question and Answer session. If you have questions that didn’t appear in this list – feel free to contact us. We don’t have all the answers, but it’s a good bet that we know someone that does. Most importantly, utilize your Chapter resources. One of your member benefits is that you have access to people who have been through it before. We are always more that happy to come out and speak to your group, either project specific or more general such as a “lunch and learn”. If you are interested in scheduling one of these sessions for your group, please contact David Rodriguez, Director of the USGBC North Texas Chapter.