Key Lessons for Building a Successful LEED Project

by Jonathan McGaha | March 1, 2015 12:00 am

Over the years, I’ve had the good fortune to work on a number of LEED-certified buildings and, through these projects, have learned many important lessons. This month, I would like to share 10 of those lessons, which prove invaluable in any green building project.

10. Don’t believe a label

Being eco-friendly is a growing trend among product manufacturers and is often seen in marketing information and on product labels. Some product manufacturers use membership with various organizations as a way to market their products and some even promise that their products will help achieve certain LEED points. Don’t believe it-no one product will help achieve a LEED credit point.

9. It doesn’t have to look sustainable

Materials and products that contribute to a sustainable building can look similar to what you might find in all types of construction. For example, the structural steel used in a LEED-certified building looks the same as the steel used in a non-certified building. In the U.S., steel is factored into the amount of recycled content used in construction, and, in most cases, the contractor only has to obtain documentation from the manufacturer for help in achieving the Materials and Resources, Recycled Content credit.

8. Good design is not always the same as achieving the LEED credit

Clear glass on a building can produce an abundance of natural daylight; however, that same clear glass can potentially cause problems with glare and excessive heat gain in the building. Glare is usually controlled by window treatments that occupants keep closed, making the benefit of having the window in the first place nearly useless. Lighting designers look for ways to balance the amount of natural light with the amount of manufactured light in a space. The more light that comes through a window, the more light fixtures are needed to balance the light, thus creating more heat in the building.

7. It is hard to achieve the certified wood credit

Design teams often indicate that the LEED credit for certified wood will be achieved on their projects without understanding what is required to achieve the credit. A minimum of 50 percent of all new wood used on a project must be sourced from certified venders and proven by a Chain of Custody certificate or number. If one supplier in the chain doesn’t hold the certification, the credit will be lost.

6. The phrases “green building,” “sustainable building” and “high-performance building” are not the same thing

Those who have worked in this industry will tell you that, in most instances, these three phrases have different meanings. A project team could define a sustainable building by the amount of recycled and regional materials used, paying attention to the amount of volatile organic cCompounds used in the materials brought into the building and the amount of people who have a view to the outdoors. This all can be accomplished without concern for the amount of energy the building consumes. A building that uses a large amount of energy for its operations, like an automobile assembly plant, may be very concerning to the owner; whereas office building owners may be more concerned with the comfort of their employees. Delivery teams should take time to define the terms they will use to ensure their projects’ successes. While the U.S. Environmental Protection Agency utilized all three of these phrases to define a sustainable building, there are different shades of green. The U.S. Green Building Council’s LEED rating system, for example, offers four different certification levels, and projects earning these different levels of certification can look very different from one another.

5. Keep things simple

Building and system design do not have to be complicated to work well in a sustainable building. Early in the design phase, a team should focus on the owner’s wants and capabilities, not just their needs. For example, overly complex systems may be the newest trend in the industry, but if an owner doesn’t have the staff that can understand and operate the system, it will not be effective.

4. The LEED rating system is a tool, not a cure

More often than not, a project team uses the LEED rating system for validation instead of using it as a guide to design and construction. Yes, earning LEED certification is evidence that a team did what it set out to do, but when the system is used as a tool during design, the team looks for innovative ways to improve all aspects of a building. It’s unfortunate that some teams are just looking for a plaque.

3. Don’t wait to start the documentation process

Documentation is the key to success when a team is seeking certification. Start early in the process and continue into design and through construction. The work associated with the submission to the certification authority will be easier than if you wait to collect your documentation until the end of the project.

2. Buildings do not run themselves

Once the construction and the commissioning are complete, the owner must take responsibility in running the building. Once the building is occupied, the mechanical systems and lighting levels might need to be adjusted for occupant preference and operational needs. Unless someone takes responsibility, the building will never achieve the efficiency planned for during design.

1. A successful plan must be communicated

In addition to considering things like safety, timeline and cost, many questions should be asked when planning for a sustainable building. These include whether the right team is in place, how the building will be used now and in the future, whether the building can be beneficial to the business, what can be incorporated into the design that will help employees be more productive, who will maintain the building and how will it be maintained once it is built. The final question that should be factored into the planning process is whether the owner/team is seeking a great building or just a certification. Once the plan is complete, it’s critical that everyone on the team understands and follows it.

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Thomas Taylor, a 30-year veteran of the construction industry and noted expert on sustainability, is a principal and co-founder of St. Louis-based Vertegy. His book, “Guide to LEED 2009: Estimating and Preconstruction Strategies,” provides step-by-step information about the LEED 2009 for New Construction process. To learn more about Vertegy or Taylor, visit
www.vertegyconsultants.com[1].

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