GBC GREEN OFFICE GUIDE-2009 Green Office Guide Integrating LEED Into Your Leasing Process《》.pdf

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1、GREENOFFICEGUIDEINTEGRATING LEED INTO YOUR LEASING PROCESSiThe U.S. Green Building Councils LEEDGreen Building Rating System provides a globally recognized framework for designing, building and operating high-performance buildings, using clearly defined environmental criteria, measurable goals and t

2、hird-party verification of design intent and operational performance. LEED adoption has increased greatly as tenants and landlords realize the financial benefits of energy efficiency and indoor environmental quality both in their base building and tenant space. Yet there remain challenges to impleme

3、nting green practices in multi-tenant office buildings due to standard lease language and a lack of understanding around key areas in the tenant and landlord relationship.The keys to successful green projects have always been preparation, commitment and collaboration among all interested parties, an

4、d the Green Office Guide: Integrating LEEDInto Your Leasing Process is specifically focused on helping tenants and landlords collaborate. This resource will help tenants integrate green decision-making throughout the leasing process encompassing team selection, site selection, negotiations, lease la

5、nguage, build-out and the tenants ongoing operations within the leased space. The information and tools in this guide have been developed to assist tenants and their service providers (brokers, consultants, attorneys, design professionals) in reducing the environmental impact associated with real es

6、tate decisions and operations. The information contained within will also be useful for landlords and developers interested in preparing for negotiations with an understanding of the needs of tenants focused on obtaining LEED certification for their build-out.The U.S. Green Building Council (USGBC)

7、is a 501(c)(3) nonprofit organization that certifies sustainable businesses, homes, hospitals, schools and neighborhoods. USGBC is dedicated to expanding green building practices and education, and its LEED Green Building Rating System.The LEED Green Building Rating System is a voluntary, consensus-

8、based national rating system for developing high-performance, sustainable buildings. LEED addresses all building types and phases and emphasizes state-of-the-art strategies in five areas: sustainable site development, water savings, energy efficiency, materials and resources selection and indoor env

9、ironmental quality.ii Green Offi ce GuideCopyrightCopyright 2009 by the U.S. Green Building Council, Inc.The U.S. Green Building Council, Inc. (USGBC) devoted significant time and resources to create this document, Green Office Guide: Integrating LEEDInto Your Leasing Process. USGBC authorizes indiv

10、idual use of this document; in exchange for this authorization, the purchaser agrees:(1) to retain all copyright and other proprietary notices contained in this document,(2) not to sell or modify this document, and(3) not to reproduce, display, or distribute this document in any way for any public o

11、r commercial purpose (except for checklists and forms which by their nature are intended to be reproduced and reused by the purchaser), including display on a website or in a networked environment.Unauthorized use of this document violates copyright, trademark, and other laws and is prohibited.Redis

12、tributing this document on the internet or otherwise is STRICTLY prohibited even if offered free of charge. DisclaimerGreen Office Guide: Integrating LEEDInto Your Leasing Process provides general legal information designed to help readers familiarize themselves with some of the legal issues surroun

13、ding green leases. USGBC is neither a law firm nor a governmental entity with the authority to create or interpret the law. Green Office Guide: Integrating LEEDInto Your Leasing Process provides neither legal services nor legal advice. Legal advice requires a thorough review of the law and the perfo

14、rmance of analysis as to how the law applies in relation to an individuals specific circumstances. Any use of Green Office Guide: Integrating LEEDInto Your Leasing Process does not create or constitute a lawyer-client relationship. Further, as the law differs (and changes) in each jurisdiction and m

15、ay be interpreted or applied differently depending on the readers location or situation, the information or use of the contents of Green Office Guide: Integrating LEEDInto Your Leasing Process is not a substitute for the advice of a lawyer. Although USGBC has strived to make sure the documents infor

16、mation is accurate and useful, USGBC recommends that readers consult a lawyer. Finally, Green Office Guide: Integrating LEEDInto Your Leasing Process and the contents therein are provided without warranties of any kind, either express or implied, including but not limited to warranties of the accura

17、cy or completeness of information contained in the suitability of the information for any particular purpose. None of the parties involved in the creation of Green Office Guide: Integrating LEEDInto Your Leasing Process assume any liability or responsibility to the reader or any third parties for th

18、e accuracy, completeness, or use of or reliance on any information contained therein, or for any injuries, losses, or damages (including, without limitation, equitable relief ) arising from such use or reliance. U.S. Green Building Council2101 L Street, NWSuite 500Washington, DC 20037Acknowledgement

19、sLead Author:Mychele Lord, LORD Green Real Estate Strategies, Inc.Contributing Authors:Holley Henderson, H2 Ecodesign, Inc.Eugenia Robbins, RER SolutionsShannon D. Sentman, Holland however, the specific points achieved for certification will vary from project to project. As a result, two LEED Silver

20、 certified office buildings may actually be very different in their environmental accomplishments. One may have focused heavily on energy efficiency measures, while another may have achieved points mostly through site characteristics and sustainable material choices . Tenants should pay particular a

21、ttention to aligning their own environmental goals and strategies with the LEED achievements of their selected buildings. Section 2.2 of this guide is specifically designed to help with this issue.Registration and Certification The Green Building Certification Institute (GBCI) oversees project regis

22、tration and awards LEED certification. Project registration establishes the intent to pursue LEED certification and provides the project team with essential LEED-related tools and information. As a first step toward obtaining certification from GBCI, a project team must submit certain documentation

23、evidencing that its project has met all prerequisites and has achieved the credits necessary to earn the threshold number of points required for certification. The project team submits the required documentation to GBCI via LEED Online. Following submission of the required materials, GBCI reviews th

24、e submissions to determine whether the project has earned certification. LEED Professional CredentialingWhereas properties obtain LEED “certification,” people obtain LEED “credentials.” Understanding the levels and specialties of LEED credentialing is important in selecting a qualified project team.

25、 The new LEED professional credentialing program was developed to encourage green building professionals to maintain and advance their knowledge and expertise. GBCI oversees the credentialing of LEED professionals. The changes made to the LEED credentials in 2009 were meant to balance three market c

26、hallenges:null Staying current: Technology, best practices and the LEED rating systems evolve rapidly. null Maintaining differentiation: A credentialing system that provides for multiple levels of accomplishment and expertise is needed to distinguish between green building professionals with basic,

27、advanced, and extraordinary levels of knowledge. null Developing specialization: Many green building professionals develop expertise in specific subsectors of the industry.Currently, there are three types of credentials designed to distinguish professionals based on knowledge and experience: LEED Gr

28、een Associate The LEED Green Associate designation demonstrates knowledge Project registration and certification fees can be found at www.gbci.org.1.212 Green Offi ce Guideof green building fundamentals. The Green Associate credential also serves as the first step for professionals pursuing a LEED A

29、P. This level is recommended for real estate service providers such as brokers, contractors, attorneys and so on.LEED AP The LEED AP designation signifies an individual who has demonstrated a comprehensive understanding of green building practices along with specialized knowledge in a particular fie

30、ld. LEED Green Associates who earn credentials in one (or more) of the following five specialty areas earn the LEED AP designation:Building Design and Construction (LEED AP BD+C)Homes (LEED AP Homes)Interior Design and Construction (LEED AP ID+C)Neighborhood Development (LEED AP ND)Operations and Ma

31、intenance (LEED AP O+M)LEED Project Administrators (as discussed in Section 2.4) should hold the LEED AP level of accreditation. LEED FellowThe LEED Fellow designation is reserved for an elite class of leading green building professionals. LEED in PracticeLEED Certification of Buildings at Construct

32、ionThe LEED rating systems were initially designed with a focus on commercial office space but can accommodate all property typesoffice, warehouse and distribution centers, retail, research and development facilities, hotels, multifamily residential and mixed-use. The rating systems model anticipate

33、d energy and water usage for the building, which allows certification of these buildings prior to their actually being in operation. Once a building is completed and occupied, it should implement green operations and maintenance practices, and pursue LEED for Existing Buildings: Operations however,

34、the LEED for Existing Buildings: Operations it consumes environmental resources. The physical move, the construction process and furniture purchases all affect the environment. When evaluating available buildings, tenants should give greater consideration to renewing, particularly if the current bui

35、lding has already adopted a green operations and maintenance policy. Begin now to express to existing landlords the importance to the tenant of green building practicesdont wait until renewal.3. Consider a Long-Term Lease, for a Greener LeaseLong-term lease commitments (10-plus years) are typically

36、“greener” than short-term commitments. Long-term leases mean less frequent creation of construction waste and pollutants and consumption/transportation of materials. One point is earned under the LEED for Commercial Interiors rating system for lease terms of 10 years or more. It is important to real

37、ize that a five-year term with a five-year renewal option does not equal 10 years for the purpose of achieving this credit, even if the renewal is exercised. Additionally, a longer lease term permits the landlord to amortize the tenant improvement allowance over a longer period, which may allow the

38、landlord to offer a more generous improvement package. 4. Build-Out Tenant Space to LEED for Commercial Interiors Certification Whether renewing or relocating, the tenant will most often have within its control the ability to certify its leased premises under LEED. Because the base building has the

39、potential to contribute LEED points, identifying the number of points and green attributes of prospective buildings should be part of the site selection process. Site selection is discussed in Section 2.2, and LEED-certifying leased space is discussed in Section 2.4. Sample building questionnaires a

40、re included in Section 3.2 and Section 3.5.2.119SECTION 2 Greening the Leasing Process5. Seek Space in Existing BuildingsIf relocation is necessary, lease space in an existing building instead of constructing a new building. Construction waste in the United States equates to approximately 2.8 pounds

41、 per capita per day.24Concrete and steel are two of the most energy-intensive materials and thus have a significant carbon impact. The environmental cost of manufacturing and transporting building materials and building a new structure significantly outweighs redesigning, retrofitting and reusing an

42、 existing structure. Preserving the existing building stock and reusing all or part of existing structures are very sustainable choices.6. Seek LEED-Certified BuildingsLeasing space in a LEED-certified building and LEED-certifying the tenant build-out provides recognition and validation of an organi

43、zations commitment to reduce the environmental impact of its real estate. Consider the following in the procurement of new leased space: null For single-tenant occupancy, lease space in LEED for New Construction and Major Renovationscertified buildings and work jointly with the landlord to seek LEED

44、 for Existing Buildings: Operations however, if the financial cost of disposal is considered at acquisition, the pricing is much more favorable. When office equipment is purchased, take-back programs should be negotiated. Do not tie construction department employees compensation strictly to unit cos

45、ts and delivery dates. Rather, establish incentives for creating healthy work environments. Increasing employee productivity in work spaces is worth far more than the pennies saved during construction. Make Communication Paramount null Make sure that all within the organization understand that every

46、one is responsible for and must contribute to implementing the companys environmental strategies. This applies to employees as well as the organizations contractors, vendors and suppliers.null Clearly communicate the environmental strategies and how each person and each division can contribute to me

47、eting environmental goals. Consider metrics to create internal competition such as the amount of waste eliminated per product or person. null Articulate the economic, environmental and social benefits of environmental strategies, both internally to staff and externally to clients.null Continually re

48、mind employees of the environmental strategies, particularly acknowledging progress and achievements, and communicate shortcomings and recommendations for improvement.null Encourage and reward innovative thinking. Failure to meet environmental goals usually indicates the presence of competing intere

49、sts or a lack of education within the organization. Buy-in at all levels is integral to success.Seek Continual Environmental ImprovementEnvironmental goals will evolve as the market, the industry and the organization evolve. Going green is a process. New technologies, products and green product labeling, as well as energy and environmental standards and building codes, are being rapidly released. Such an evolving landscape allows for continually evaluating environmental standards and goals and raising the bar. USGBC is constantly evaluating the marketplace and