Certifying Existing Buildings

Certifying Existing Buildings Quick & Cheap vs. Slow & Expensive Michael P. Smithing, Director | October 27, 2015

Confidential – Colliers International 2014

Michael Smithing

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Director | Green Building Advisory, Europe and Asia

22 years with Colliers International • Office Broker – 8 years

• Managing Director – 9 years

• Green Building Advisory - 5 years

Member – RICS Europe Board


Experience

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33 LEED for Existing Buildings Projects

725,000 m2

10 BREEAM In-Use Projects

185,000 m2

No Green Mark for Existing Non-Residential Building projects

No Green Star: Performance projects


Existing Building Certification


Benefits

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System Marketing Environment Productivity

LEED Global

BREEAM Europe +

Green Mark Singapore +

Green Star S. Hemisphere

Marketing: A box is a box


Certification Levels

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Acceptable

1 star

Pass

Certified

Certified

2 star

Good Silver

Gold

3 star

Very Good Gold

GoldPlus 4 star

Excellent

Platinum

Platinum

5 star

Outstanding

6 star

0%

10%

20%

30%

40%

50%

60%

70%

80%

90%

100%

BREEAM LEED Green Mark Green Star


Categories and weightings

24%

13%

32%

9%

14%

5% 3%

LEED for Existing Buildings

Sustainable Sites

Water Efficiency

Energy and Atmosphere

Materials and Resources

Indoor EnvironmentalQualityInnovation in Operations

49%

13%

22%

10% 6%

Green Mark for Existing Buidings

Energy Efficiency

Water Efficiency

Sustainable Operationand Maintenance

Indoor EnvironmentalQuality

Green Features andInnovations

0%

8% 11%

5%

8%

17% 14%

27%

10%

BREEAM In-Use Part 1

Management

Materials

Transport

Waste

Water

Health

Pollution

Energy

Landuse

16%

16%

22% 6%

11%

9%

6% 5%

9%

Green Star: Performance Management

Indoor EnvironmentQualityEnergy

Transport

Water

Materials

Land Use & Ecology

Emissions

Innovation


Cost – 25,000 m2 building (SGD)

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System Validity (yrs) Registration Certification Total

LEED* 5 $ 1,250 $ 11,140 $ 12,390

BREEAM** 3 $ 404 $ 1,065 $ 1,469

Green Mark 3 $ 8,400 combined $ 8,840

Green Star* 3 $ 7,500 combined $ 7,500

* USGBC/GBCA member fees

** BREEAM In-Use Part 1 and Part 2. BIU charges

a $212 yearly maintenance fee.


Ease of use

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System Reference Guide Documentation Review Process

LEED

BREEAM

Green Mark

Green Star

1. LEED Online holds all documents, checks compliance.

2. LEED v4 reference manual available online.

3. BREEAM online questionnaire dynamically adjusts score as

answers change.

4. Green Mark for existing buildings is codified in legislation.

Detailed documentation is available free - if you know where to

look.

5. Green Star documentation relies on Word-based forms.


Focus: Capital vs. Operational

System Capital Investment Operational Investment No Investment

LEED 42% 24% 34%

BREEAM Part 1 72% 18% 10%

BREEAM Part 2 29% 17% 54%

Green Mark 72% 16% 11%

Green Star 34% 29% 37%


Timeline / Performance Period

0 5 10 15 20 25

Green Star

Green Mark

BREEAM Part 2

BREEAM Part 1

LEED

Certification Timeline (months)

Preparation Performance Period Documentation Review


A few examples…

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Operational Energy Score

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System Score based on… % of total score

LEED Energy Star Portfolio Manager 16.4%

BREEAM P2 Internal Energy Model 20.7%

Green Mark N/A N/A

Green Star NABERS 20.9%


Daylight

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• BREEAM – What percentage of occupant work areas have a

combination of natural daylight and artificial lighting? (<75%, 75%-

90%, 90%+) This question has been deleted from BIU International.

• LEED – Daylight levels between 109 - 5,400 lux in 50% of regularly

occupied spaces (model or single measurement during performance

period)

• Green Mark – N/A

• Green Star – At least 30% of regular occupied primary spaces have

illuminance levels of at least 200 lux without assistance from

artificial lighting for at least 80% of standard daytime operating

hours (model or 2 measurements during performance period)


Cooling Tower Management

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• BREEAM – N/A

• LEED – 1st credit: Install or maintaining a conductivity meter and

automatic controls to adjust the bleed rate and maintain proper

concentration.

2nd credit: Use makeup water that consists of at least 50% non-

potable water

• Green Mark – 1st credit: Cooling tower water treatment system

achieves 7 or better cycles of concentration at acceptable water

quality.

2nd credit: Use NEWater or on-site recycled water from approved

sources

• Green Star – N/A


System Level Metering - BREEAM

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Which of the following energy uses are covered by separate submeters:

- Exterior lighting

- Emergency lighting

- Vertical transportation

- Display lighting

- HVAC in transitional spaces (air curtains, revolving doors)

How many of the following energy uses are covered by separate submeters:

- heating

- cooling

- lighting

- ventilation,

- plug load

- mechanical transportation

Are heating and cooling power submeters provided for tenanted areas?


System Level Metering - LEED

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Based on an energy-use breakdown for the building, employ system-level

metering covering at least 40% or 80% of the total expected annual energy

consumption of the building.

Permanent metering and recording are required.

Demonstrate that system-level metering is in place covering the percentage

of total expected annual energy consumption of the building as outlined in

the table below.

% Sub-metered Largest energy use categories 80% sub-metered

Credits

40% 1 of 2 1

80% 2 of 3 2


System Level Metering – Green Mark

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Pre-requisite (1 point): Provision of permanent measuring instruments for

monitoring of chilled-water plant efficiency.

The following instrumentation and installation are also required

to be complied with:

• Dedicated digital power meters shall be provided for the

following groups of equipment:

• Chillers

• Chilled water pumps

• Condenser water pumps

• Cooling towers


System Level Metering – Green Star

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1st credit: Metering has been provided to allow for monitoring of the

following:

• Major areas or functions (floor-by-floor, each tenant)

• Any energy load for a single item over 100kVA or 5% of the

total energy use for the building

• Groupings of like items for energy metering have a combined

load that does not exceed 25% of the total energy use for the

building

2nd credit: Meters must meet the following criteria:

• Utility meters meet metering guidelines under the current

National Measurement Regulation

• Non-utility meters with load greater than 100kVA, comply with

the ‘Validating Non-Utility Meters for NABERS ratings’ protocol

• Connected to the BMS or ocated in an area that allows regular

monitoring and maintenance by facilities managers


Sustainable Purchasing - BREEAM

1st question: Is there a sustainable purchasing policy in place for the

maintenance of the building, that covers materials products

and services? (Y/N)

2nd question: How many of the following initiatives are included in the

sustainable purchasing policy? (1-4)

- Organisation works with supply chain to reduce

environmental impact

- Environmental impacts of materials are taken into account

with targets

- CO2 emissions arising from transport of materials are taken

into account

- Includes targets to reduce the consumption of hazardous

materials

1.7%


Sustainable Purchasing - LEED

Pre-requisite: Have in place an environmentally preferable purchasing

policy that includes ongoing consumables and one of the

following:

- Electric powered equipment

- Furniture

- Facilities alterations and additions

- Reduced mercury in lamps.

1st-6th credits: Demonstrate policy compliance by achieving hurdles as

percentage (by cost) of total purchases in building:

On-going consumables 60%

Electric powered equipment 40%

Furniture 40%

Alterations & additions 50%

Reduced mercury 90%

Food 25%

5.5%


Sustainable Purchasing – Green Mark

1 point: Adopt a sustainable procurement and purchasing policy in the

operation and maintenance of the building.

Documentation requires tender specification extracts and/or

quotations for environmentally friendly products.

• Purchase up-to-date energy efficient equipment (air-conditioning

system, lightings and office appliances)

• Purchase biodegradable and phosphate free cleaning detergents and

eco-label products

• Purchase bio-based plastic products that are biodegradable and

compostable (bags, food and beverage containers, cutlery.)

• Purchase products/materials (paint, carpeting, adhesives, furniture)

with the low VOCs, high recycled content, and low formaldehyde

• Employ sustainable landscape management techniques (drip

irrigation, composting and use of mulch and compost from regionally

generated plant debris or food waste)

0.6%


Sustainable Purchasing – Green Star

1st credit: Sustainable Procurement Framework is used to set

commitment targets and measure results for purchasing the

following during the performance period:

- consumables

- equipment and fixtures

- high energy and water consuming equipment

- applicable only to common areas in multi-tenant buildings

2nd credit: Consumable materials purchased are in accordance with the

procurement framework during the performance period

- based on percentage of top 3 consumables purchased

3rd credit: Refurbishment and maintenance materials purchased are in

accordance with the procurement framework during the

performance period

- based on Design & As Built requirements 2.7%


Role of accredited professional

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• BREEAM – BREEAM In-Use Assessor required to audit BIU question

set and submit project to BRE for quality control and certification.

• LEED – 1 credit awarded for participation of LEED AP in the project.

LEED AP must be accredited prior to project submission.

• Green Mark – Must be part of in-house management team

- 0.5 point for Green Mark Facilities Manager

- 1 point for Green Mark Professional

- 1 point for Singapore Certified Energy Manager

• Green Star – 1 credit awarded for participation of Green Star AP in

the project. Green Star AP must be accredited prior to

commencement of the performance period.

Colliers International

Michael P. Smithing Director | Green Building Advisory +65 9818 4214 [email protected]

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Certifying Existing Buildings

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