Green Building Certifications in the US: A Guide

The increasing awareness of climate change and the need for sustainable practices has led to a surge in the adoption of green building certifications and standards. These certifications provide a framework for designing, constructing, and operating buildings that are environmentally responsible, resource-efficient, and healthier for occupants. In the US, several green building certifications and standards are gaining popularity, with LEED, BREEAM, and the WELL Building Standard being among the most prominent. This report delves into these certifications, comparing their requirements, costs, benefits, and relevance to different commercial property types.

Green Building Certifications and Standards: An Overview

Green building certifications and standards are voluntary programs that assess and recognize buildings that meet specific sustainability criteria. These criteria typically encompass various aspects of a building's lifecycle, including:

• Energy Efficiency: Optimizing energy consumption through efficient building design, renewable energy sources, and smart technologies. This can involve strategies like using high-performance windows, optimizing building orientation for passive solar heating and cooling, and implementing smart building management systems to control lighting and HVAC systems.
• Water Efficiency: Minimizing water usage through water-saving fixtures, rainwater harvesting, and efficient landscaping. This can include installing low-flow toilets and faucets, using drought-tolerant plants, and implementing greywater recycling systems for irrigation.
• Indoor Environmental Quality: Enhancing occupant health and well-being through improved air quality, natural lighting, and thermal comfort. This can involve using low-VOC (volatile organic compound) materials, maximizing natural daylighting, and ensuring proper ventilation and filtration systems.
• Materials and Resources: Utilizing sustainable and locally sourced materials, reducing waste, and promoting recycling. This can include using recycled and renewable building materials, minimizing construction waste through prefabrication and modular construction, and implementing construction waste management plans.
• Site Sustainability: Minimizing the environmental impact of the building's location and promoting sustainable transportation. This can involve selecting sites with access to public transportation, minimizing site disturbance during construction, and providing bicycle storage and charging stations for electric vehicles.

Popular Green Building Certifications and Standards in the US

While numerous green building certifications and standards exist globally, some have gained significant traction in the US market. These include:

• LEED (Leadership in Energy and Environmental Design): Developed by the US Green Building Council (USGBC), LEED is the most widely recognized green building certification in the US and globally. It offers a comprehensive framework for evaluating building sustainability performance across various categories, such as energy efficiency, water efficiency, indoor environmental...source LEED offers nine separate certification programs, including ones for commercial, retail, new construction, existing buildings, and more, making it adaptable to various project needs².
• BREEAM (Building Research Establishment Environmental Assessment Method): Originating in the UK, BREEAM is another popular green building certification that assesses the sustainability performance of buildings. It evaluates buildings based on their design and construction, operation and maintenance, and overall environmental impact. BREEAM uses a weighted scoring system, where different sustainability issues carry different weights³.
• WELL Building Standard: Developed by the International WELL Building Institute (IWBI), the WELL Building Standard focuses on optimizing occupant health and well-being. It considers factors such as air quality, water quality, nourishment, light, fitness, comfort, and mind to create spaces that promote human health and performance¹.
• Green Globes: Administered by the Green Building Initiative (GBI), Green Globes is a green building certification and rating system that assesses various aspects of a building's design, construction, and operation. It provides multiple tracks catering to various building types and existing structures⁵.
• ENERGY STAR: Developed by the US Environmental Protection Agency (EPA), ENERGY STAR is a program that identifies energy-efficient buildings and products. It sets standards for energy performance and provides a label that helps consumers and businesses identify and choose energy-efficient options¹.
• National Green Building Standard: The National Green Building Standard (NGBS) is a residential-only certification that certifies sustainable single-family homes, multifamily properties, and mixed-use buildings⁶.

Comparing LEED, BREEAM, and WELL Building Standard

LEED, BREEAM, and the WELL Building Standard are among the most popular and impactful green building certifications in the US. While they share some similarities, they also have distinct features and focus areas. A key insight is that BREEAM and WELL Building Standard are being aligned to make it easier for projects to pursue both certifications. This alignment reflects the growing importance of integrating health and well-being considerations in green building practices⁷.

LEED is known for its comprehensive approach to sustainability, covering various aspects of a building's environmental performance. It is widely recognized and has a flexible framework that can be applied to different building types and projects. However, LEED certification can be complex and costly, and it may not always address specific local conditions or priorities⁸.

BREEAM is recognized for its rigorous assessment process and strong emphasis on life-cycle assessment. It has a strong international presence and is particularly popular in Europe. BREEAM is increasingly used in the US and has adaptations for different regions. However, its certification process can be more expensive than LEED⁸.

The WELL Building Standard stands out for its focus on occupant health and well-being. It complements other green building certifications by addressing the human element of sustainable buildings. However, it is a relatively new certification, and its performance-based approach may require more data and monitoring¹⁰.

Relevance to Different Commercial Property Types

The relevance of LEED, BREEAM, and the WELL Building Standard varies depending on the type of commercial property.

• Office Buildings: All three certifications are highly relevant to office buildings, as they can contribute to increased energy efficiency, reduced operating costs, improved employee productivity, and enhanced tenant satisfaction. For instance, WELL Building Standard can improve air quality and natural lighting, which have been linked to increased cognitive function and reduced absenteeism.
• Retail Stores: LEED and BREEAM can help retail stores reduce their environmental footprint and attract environmentally conscious customers¹². The WELL Building Standard can also be relevant for creating healthier and more comfortable shopping environments by optimizing air quality, thermal comfort, and acoustics. For example, improved air quality can enhance the shopping experience and potentially increase dwell time.
• Hotels: LEED and BREEAM can help hotels improve their sustainability performance and attract eco-conscious travelers. The WELL Building Standard can enhance guest well-being and create a more relaxing and rejuvenating experience by focusing on factors such as air and water quality, noise reduction, and access to natural light.
• Industrial Facilities: LEED and BREEAM are particularly relevant for industrial facilities, as they can help reduce energy and water consumption, minimize waste, and improve environmental performance. The WELL Building Standard can also be applied to industrial facilities to create healthier and safer working environments for employees by addressing factors such as air quality, noise levels, and thermal comfort.

Sustainable Building Practices

In addition to the environmental and economic benefits, green building certifications also contribute to social sustainability. Sustainable building practices promote equitable access to infrastructure services, such as transportation, and create healthier and more livable communities. They can also lead to fewer wastewater treatment plants and increased preservation efforts for water resources, as well as fewer new power plants and transmission lines. Furthermore, green buildings can improve occupancy satisfaction, comfort, and individual productivity, contributing to a more sustainable and equitable society¹³.

Case Studies

• LEED: The Empire State Building, a landmark skyscraper in New York City, achieved LEED Gold certification for Existing Buildings: Operations & Maintenance. The building underwent a comprehensive retrofitting program that included energy-efficient lighting, HVAC upgrades, and water conservation measures. These improvements resulted in significant energy and water savings, reduced greenhouse gas emissions, and enhanced occupant comfort¹⁴.
• BREEAM: While specific case studies were not available in the provided research, BREEAM-certified buildings generally demonstrate exemplary sustainability performance. For instance, the Bloomberg headquarters in London achieved BREEAM Outstanding, the highest possible rating, for its innovative design and sustainable features⁴.
• WELL Building Standard: The SECURA Insurance Companies' Corporate Headquarters in Wisconsin was the first insurance company in the state to earn WELL certification. The building incorporates wellness-focused elements such as natural lighting, flexible workspaces, and onsite fitness facilities, promoting employee health and well-being¹⁶.

Cost Savings and Environmental Benefits

Green building certifications and standards offer significant cost savings and environmental benefits.

• Cost Savings: Green buildings are designed and operated with energy and water efficiency in mind, contributing to reduced emissions...source Studies have shown that LEED-certified buildings can accrue significant savings in energy, maintenance, water, and waste¹⁸. One common misconception about green buildings is that they are more expensive than traditional ones. While it's true that green buildings may have a higher upfront cost, long-term savings more than make up for it. Green buildings can save between 25%-50% on energy, 10%-40% in water consumption, and reduce maintenance costs by about 12%¹⁹. Certified buildings can also command higher rental rates and resale values, adding to the overall value proposition of green building certifications²⁰.
• Environmental Benefits: Green certifications significantly reduce a building's environmental footprint by decreasing energy and water consumption, minimizing waste, and lowering greenhouse gas emissions²¹. They also prioritize superior indoor environmental quality through clean air, natural lighting, and low-emission materials, enhancing occupant health and comfort²¹. Environmental benefits of getting certified can incorporate things like reduced water and energy consumption and waste generation and use of healthy, natural building materials with lower environmental impact²².

Government Incentives and Policies

To foster the development of green buildings, governments play a crucial role by implementing various incentives and policies.

• Financial Incentives: Governments offer financial incentives such as tax credits, grants, and low-interest loans to encourage the construction and renovation of green buildings. For example, the federal government offers tax credits for installing solar panels, geothermal systems, and other renewable energy sources in commercial buildings²³. Specific tax incentives include the 179D deduction, which allows businesses to deduct the cost of certain energy-efficient improvements to their commercial buildings, and the 45L tax credit, which offers up to $5,000 per unit for energy-efficient homes²⁵.
• Policies and Regulations: Governments set standards and regulations for building construction and operation to minimize the environmental impact of buildings and ensure they are energy-efficient, use renewable resources, and promote healthy indoor air quality. LEED certification is a widely recognized standard for green building in the US²⁴. The Energy Policy Act of 1992 and Executive Order 13123 require federal buildings to reduce their energy use by 35...source green building certifications and standards, several challenges and barriers can hinder their adoption.

Conclusion

Green building certifications and standards are transforming the building industry in the US, driving the adoption of sustainable practices and creating more environmentally responsible, resource-efficient, and healthier buildings. LEED, BREEAM, and the WELL Building Standard are leading the way, each offering a unique approach to sustainability and occupant well-being.

LEED's strength lies in its comprehensive framework and wide recognition, making it a versatile choice for various building types. However, its complexity and potential cost can be a barrier for some projects. BREEAM, with its rigorous assessment and focus on life-cycle assessment, provides a robust framework for evaluating sustainability performance. While less prevalent than LEED in the US, it is gaining traction and offers valuable insights into long-term environmental impacts. The WELL Building Standard complements these certifications by prioritizing occupant health and well-being, creating spaces that promote human health and performance.

While challenges and barriers exist, such as high initial costs and complex certification processes, the increasing awareness of the benefits of green buildings, coupled with government incentives and policies, is paving the way for a more sustainable future for the built environment¹².

For construction and real estate firms, a strategic approach to green building certifications is crucial. Consider the specific needs and priorities of each project, including building type, location, and budget. LEED's versatility makes it suitable for a wide range of projects, while BREEAM's rigor may be preferred for projects with a strong emphasis on life-cycle assessment. Incorporating the WELL Building Standard can enhance occupant well-being and differentiate projects in a competitive market. By carefully evaluating the options and addressing potential challenges, firms can leverage green building certifications to create sustainable, high-performing buildings that benefit both the environment and occupants.

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