Green Building Services GBS - Simple, Smart, Sustaining Solutions

Finding a new space is an exciting and challenging pursuit. Given the complexities and fast-track timing of tenant improvement (TI) projects, business owners are tempted to shy away from seeking a LEED for Commercial Interiors (LEED-CI) certification.  But with advance planning and some expert guidance, pursuing certification can offer rewards that last long past the move-in date.

Green building practices not only have a significant effect on occupant well-being, but also demonstrate environmental stewardship that generates employee pride, fosters community respect, and can help attract new recruits to the organization. Resource conservation can also lower operating costs, depending on how lease agreements are structured.

Where to Begin

Building selection is the first consideration in a LEED-CI project.  It’s crucial to review prospective sites with LEED criteria in mind and enter into early discussions with the property owner or building landlord.  Here are a few things to look for:

 A centrally located site that has access to public transit.
 A green cleaning maintenance program.
 LEED/Energy-Star certified building.
 A building that complies with ASHRAE 62.1 90.1 ventilation requirements.
 Water-efficient landscaping and building fixtures.
 Buildings owners that provide accessible recycling for tenants.
 Operable windows and ample daylighting in the tenant space.

Find out if the building owner would provide lighting retrofits such as daylight dimming or occupancy sensors in the tenant build-out.  Ask about the performance of the current mechanical system, when the last upgrades occurred, and if it’s possible to have utilities separately metered.  These discussions not only provide valuable information about which LEED points are attainable, but they also help educate building owners and landlords about sustainable practices. Green Building Services has created a Tenant Building Survey that offers a comprehensive list of questions to review with the building owner.

Diving In

An eco-charrette sets the stage for team communication and helps ensure that everyone understands the goals and their responsibilities.  It’s also important to conduct a technical assessment of the project and identify which LEED-CI credits will be targeted.  Toolkits for each discipline and upfront team training will help keep team members organized and on track, which is critical since TI’s proceed rapidly.  Documentation is an essential part of LEED certification, and a specific individual should be assigned this responsibility to ensure the sustainable features are awarded points.

Multiple strategies can be implemented during a TI that minimize environmental impacts and count toward LEED-CI certification such as:
 Provide on-site bicycle storage.
 Incorporate water-efficient fixtures and energy-efficient lighting fixtures and ballasts.
 Manage construction waste during the TI.
 Use recycled content and locally accessible building materials.
 Specify low-emitting materials and follow a construction IAQ management plan.
 Perform commissioning on newly installed systems

LEED-CI projects require forethought, detailed planning and consistent management; and a TI’s quick turnaround intensifies the need to remain organized.  Working with experienced professionals can facilitate the process and help achieve certification, which will improve the workplace, contribute to a business owner’s bottom line and reduce the environmental impact.

Elaine Aye, Principal, Green Building Services, Inc.