Most people see a green building certification proudly displayed on the lobby wall and assume the air conditioning works well and there might be some solar panels on the roof. They don’t realize it goes so much deeper than that.
Green building ratings assess dozens of requirements over the life cycle of a property. They gauge energy use per square foot, water flow, materials used in construction, indoor environmental quality, and much more. Sure, it’s about being “green,” but it’s also about whether a building performs as it should.
The Rating System No One Tells You About
Not all green certifications mean the same thing. For example, most rating systems boast an echelon from lowest to highest. Think of it like a hotel star system, but for degrees of environmental performance.
At the lowest level, a building has met efficiency requirements with things like LED lighting, low-flow faucets, and minimum requirements for insulation. While this is better than outdated constructions, it’s yet another reason why most new constructions should boast at least this quality. The middle ratings bestow additional features like renewable energy systems, advanced HVAC controls, and water recycling that show measurable improvements over typical construction applications. The highest rating is platinum – for those buildings boasting a transformable structure where each inch boasts green input from heated air quality to temperature and lighting to furniture materials, everything meant to work in tandem for high indoor environmental quality.
If you’re looking for premium office space, check out green mark platinum buildings in Singapore to see what the highest echelons look like in real life. Properties are observed and monitored constantly to be able to maintain this status.
What Assessors Really Assess
This isn’t a check list where someone walks around checking off boxes. This is a comprehensive assessment before construction commences and extends throughout the building’s lifetime.
They assess energy use down to the watt; they want to see bills from utility companies – not assumptions made through planning. Buildings are assessed relative to their regional counterparts (based on climate zone); they could have all the bells and whistles known to man, but if they’re using above-average amounts of energy, they’re not going to pass with flying colors.
Water use is key – again – from toilet flushes to cooling tower consumption to landscaping features. Platinum buildings work hard to avoid high water utility bills; they often recycle greywater, capture rainwater, and boast drought-resistant plans. Some buildings even treat their wastewater and can reap sufficient benefits of onsite use.
People often don’t realize how much indoor environmental quality factors into a rating assessment either. Light and acoustics – and overall temperature – are assessed. If a building’s air conditioning only runs at 70% all year long, sure, it’s an energy-efficient approach; however, people sweating at their desks aren’t the point of providing the office space either. Top-rated buildings maintain comfortable levels with low-energy use – that’s the goal!
It’s A LOT of Paperwork
There are many hoops to jump through for building certification – it’s not as easy as waving a magic wand to prove success. Owners have to showcase all means of specification – from utility bills over a year’s time of performance from operation; maintenance aspects; and assurances that everything works the way it’s supposed to be designed/proposed.
For new construction particularly, this means assessments from architects and engineers for material specs and commissioning documentation upon completion. For existing conditions obtaining ratings, owners must possess historical data (over years) to prove operations hold merit consistently – not just for one month out of twelve. This is where many fail; they’ve done their part but did no monitoring work so they can’t prove success. Certification bodies want details – not basic input!
Why Buildings Lose Their Status
Here’s something most people don’t know: it’s not permanent if a building gets certified (well, the plaque might stay on the wall – but the legitimizing quality loses its validity after a few years). Similarly, buildings lose their status for numerous reasons – sometimes as simple as poor maintenance standards – those high-efficiency HVACs need annual maintenance; those water-recycling systems need care; solar panels need regular washing – it’s not a one-time deal!
Other times, the fit-outs are done with no regard for sustainable design assumptions due to renovation approvals. A highly-rated building cannot keep its status if one plops down inefficient equipment because the whole system has to connect – there’s no independent assessment per unit.
Yet maintaining certification comes with costs – recertification fees; ongoing monitoring requirements; care of all systems that remains in line with highly qualified professionals as opposed to letting things slide – and for spaces that aren’t marketed for tenants/employees interested in energy efficiency and sustainable goals, owners may decide keeping certifications isn’t worth it.
What This Means For Tenants
If you’re renting or purchasing space in a certified green building, you should expect more than feelings of sustainability positivity. Energy costs should be low compared to similar spaces that are not certified; utility bills are evidence – either they’re doing their job or they’re not.
Indoor air quality will be quantifiably better – as evidenced by fewer headaches; better focus; less sick time from those spending time inside. Some studies even cite 5-10% improved productivity levels measured up against these high-performing green buildings versus standard office spaces. Why? Because labor costs typically outweigh rent + utilities combined, any reduction makes a difference financially.
Not only will spaces be more affordable (at least utility wise), but they’ll also be more comfortable. With better insulation comes fewer drafts; with advanced HVAC systems comes consistency within temperature/humidity; with more natural light windows comes less reliance on artificial lighting. These are all qualities expected in well-designed spaces – and it’s not too much to ask!
But Are They More Expensive?
The answer is yes – it’s unfortunate – but typically green certified buildings are more expensive/rent across the board. The costs associated with construction or reconstruction are more; certification comes with expenses; proper maintenance of systems – a task most people don’t want but it’s necessary.
However – operational expenses compared to other spaces will be exponentially lower; platinum-rated buildings use 30%-50% less energy than standard ones; water utility statements are comparably lower; even maintenance costs will be less given modern solutions often require less upkeep than older systems due to efficiency qualities.
Payback time varies based on local utility rates and additional premiums one pays upfront for space in these buildings; the higher the electricity fee, the faster savings accumulate, but if you’re going to make your mark – and attract others who want sustainable efforts – even if they cost a few dollars extra – it’s worth noting the premium is worth it in whatever calculations you ascertain.
It’s Effective When You Know What You’re Looking At
That certification on the wall stands for something truly evaluated with ongoing expectations – not just good architects with nice ideas! If you have a clear picture of what you’re looking at, certification means it all!
