Point scoring

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Increasingly, developers are seeing the advantages of being green. And LEED has been a ready partner in achieving goals that are both good for the environment and for the bottom line.

Certification has become a desirable attribute for many prospective tenants, and developers have caught on that this is just one more way to make their projects stand out.

Increasingly, it denotes a premium product. Thus, many developers are seeking more-efficient designs that still produce profitable projects.

For many builders and investors, the new reality provokes questions of costs and benefits. After all, green is a nice colour - but only when married to black, especially when it hits the bottom line. As a budget item, LEED certification costs can be reduced, especially if value engineers review strategies.

Value engineers can identify less-expensive ways to obtain LEED points, while optimising energy and water consumption. Worth noting is that value engineers were effectively green before it was called green.

Value engineers have long been concerned with optimising MEP and streamlining construction methods. They have always optimised system designs to reduce energy consumption and waste.

Optimising building systems is the basis of value engineering. The first step in doing that is clearly understanding the building needs, and using the latest codes, rules, standards and regulations to achieve them. Value engineers keep abreast of the latest methodologies, using them to fine tune MEP building systems.

Developing a strategy for obtaining points in the LEED certification process is a necessary step. A keen review of the strategy should result in either gaining additional points (that is, a higher level) for the same budget, or meeting the point goal in the least expensive way.

One example of how to get more out of your LEED budget involves the increased ventilation point. To attain this point, breathing-zone outdoor air ventilation rates for all occupied spaces must increase by at least 30% above the minimum rates required by ASHRAE Standard 62.1. Accomplishing higher levels of ventilation also increases energy consumption.

As well, increased ventilation leads to higher construction costs, due to bigger ductwork and larger equipment, which also reduces usable floor area.

To counter the increased energy used, the LEED documents state, for mechanically-ventilated spaces: “Use heat recovery, where appropriate, to minimise the additional energy.” Energy recovery systems that satisfy ASHRAE Standard 90.1 are a good-sized investment.

The value engineering solution potentially garners multiple points for similar efforts by substituting the ‘increased ventilation’ point with ‘optimised energy performance’ points (up to 10 may be gained).

An energy recovery system will decrease energy consumption and improve the overall energy model of the building. Depending on the percentage decreased, more than one point may be achieved for reduction of energy consumption.

This does not mean ignoring ventilation rates is okay. Keeping the rates at the minimum comfortable level maintains the LEED intent of “occupant comfort, well-being, and productivity” will be achieved.

It is very important to note that this example is specific to a particular project, and not a rule of thumb for cost-saving solutions. Each project must be analysed as a whole. The earlier that value engineers are brought into the process, the more substantially they can improve the results.

Whether driven by market or government forces, green building standards are here to stay. It is likely that the future will see a larger array of technologies, equipment and strategies for gaining LEED certification. Partnering with value engineers can help developers obtain that certification in the most efficient manner possible.

Eugene Siterman, is a principal at VE Solutions.